HomeMy WebLinkAboutS-1766 Staff AnalysisJanuary 28, 2016
ITEM NO.: C
NAME: Village at Gateway Townhouse Community Preliminary Plat
LOCATION: Located at 12500 Vimy Ridge Road
DEVELOPER:
Big Rock Development, LLC
498 Valley Club Circle
Little Rock, AR 72212
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
AREA: 35.53 acres
CURRENT ZONING
PLANNING DISTRICT
NUMBER OF LOTS: 291
R-2, Single-family
16 — Otter Creek
CENSUS TRACT: 41.04
FILE NO.: S-1
FT. NEW STREET: 6,950 LF
VARIANCE/WAIVERS: A variance from the City's Land Alteration Ordinance to allow
grading of future phases of the subdivision with the construction of the first phase.
BACKGROUND:
On May 29, 2005, the Little Rock Planning Commission approved a preliminary plat to
allow the subdivision of this 60 acres into 198 single-family lots. The approval allowed a
minimum lot size of 7,000 square feet and 8,500 linear feet of new street. The applicant
indicated a tract along Vimy Ridge Road and Pleasant Hill Road to be maintained by the
Property Owners Association designated for buffering of the subdivision from the
adjoining roadways. The applicant also indicated a 25-foot platted building line along
the front yard and side yard and rear yards to meet the minimum ordinance
requirement. A phasing plan was not approved for the subdivision and the development
was proposed in a single phase.
January 28, 2016
ITEM NO.: C (Cont.) FILE NO.: S-1766
The Little Rock Planning Commission approved a request to revise the preliminary plat
for the subdivision on June 19, 2008. The revision modified the phasing plan for the
subdivision to include five (5) phases. The street construction to Vimy Ridge Road and
the internal street construction were to correspond to the phasing plan.
The request also included a variance from the Master Street Plan and the Boundary
Street Ordinance to allow the placement of the sidewalk at the back of curb along Vimy
Ridge Road and along the internal residential streets. The applicant indicated the
ground at the right of way on Vimy Ridge Road and on some of the internal lots was
eight to ten feet above or below the curb. According to the applicant the sidewalks
would be more likely utilized if the walks were placed at grade with the street.
May 30, 2013, the Little Rock Planning Commission approved a request to reestablish
the previously approved preliminary plat. The approval allowed the development of
204 single-family lots from a 60 acre tract. Five (5) phases were approved which
included the development of 66 lots and two (2) tracts in Phase I. Phase 2 included
44 lots. Phase 3 included 11 lots and 1 tract. Phase 4 included 42 lots and 2 tracts and
Phase 5 included 41 lots. A 10-foot open space tract was included along Vimy Ridge
Road and Pleasant Hill Road to avoid double frontage lots. A note on the plat stated no
access would be granted through the open space tract. The plat also included the
placement of a 10-foot no right of vehicular access easement within the open space
tract and along the street right of way on Pleasant Hill Road and Vimy Ridge Road.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT.
This project contains approximately 35 acres of the 60 acres previously proposed
for development. The area is the northern 35 acres of the site and is located at
12500 Vimy Ridge Road near the intersection of Alexander Road and Vimy
Ridge Road. The parcel is currently zoned R-2, Single-family with the land use
plan showing residential medium density. The developer currently has the
property under contract and would like to construct a townhouse community with
lots that average 30-feet in width by 100-feet in depth. The Subdivision
Ordinance defines a townhouse lot as two (2) or more attached dwelling units
under condominium or corporate ownership. The Ordinance also states
townhouse lots are to be twenty-two (22) feet wide and eighty (80) feet in depth
with an overall size of 2,000 square feet. Platted buildings lines are to conform to
building locations shown on a generalized site plan which is to be provided with
the submission of the proposed subdivision creating lots for the townhouse
residences.
The project is proposed in seven (7) phases. The first Phase will include the
development of 38 lots, the clubhouse and pool. Phase II will include the
development of 40 lots, Phase III 43 lots, Phase IV 40 lots, Phase V 42 lots,
Phase VI 36 lots and Phase VII 52 lots. The plat includes 6,950 linear feet of
new street to be dedicated to the public. The streets are indicated with a 50-foot
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January 28, 2016
ITEM NO.: C
FILE NO.: S-1766
right of way and 27-feet of pavement. Sidewalk is indicated on one (1) side of
the interior streets. Centrally located within the plat areas have been set aside
for open space and sports fields. Along the rear of the lots in Phases III — V an
area has been identified for pedestrian paths to connect to the open spaces.
Francis Avenue is proposed as a collector street with a 60-foot right of way and
31-feet of pavement. The street improvements to Vimy Ridge Road will be
completed in phases corresponding to the phase development of the subdivision.
The request includes a variance to advance grade the project. The development
of the subdivision will occur in phases. This will allow excess earthwork in one
phase to be hauled to another phase that requires fill. This variance will allow
the earthwork to balance over multiple phases and prevent hauling material over
public streets.
B. EXISTING CONDITIONS:
The majority of the trees have been removed from the site. Portions of the
infrastructure for the Phase I lots were previously installed but were not accepted
by the various utility companies. North of the site the uses include residential,
commercial and industrial. The area to the west of the site is vacant and was
previously cleared of trees. The Quail Run Subdivision is located south of the
site on Pleasant Hill Road. There is an approved POD located on Pleasant Hill
Road to the southwest of the site. There is an area zoned MF-6 located on the
southwest corner of Pleasant Hill Road and Vimy Ridge Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
property owner. All abutting property owners of the site along with the Alexander
Road and the Quail Run Neighborhood Associations and Southwest Little Rock
United for Progress were notified of the public hearing. At their December
association meeting, Southwest Little Rock United for Progress voted to support
the plat request.
D. ENGINEERING COMMENTS
PUBLIC WORKS CONDITIONS:
1. Vimy Ridge Road is classified on the Master Street Plan as a minor arterial.
A dedication of right-of-way 45 feet from centerline will be required.
2. A grading permit in accordance with Section 29-186 (c) & (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
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January 28, 2016 1 'k '
ITEM NO.: C (Cont.) _ FILE NO.: S-1766
be submitted and approved prior to the start of construction. A variance is
being requested to advance grade the entire property with construction of
Phase 1.
3. Stormwater detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or local property owners' association and detailed in the
bill of assurance.
4. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
5. All public drainage easements must be unobstructed and access provided
to the public right-of-way by constructed infrastructure and/or documented
on the final plat.
6. All public drainage easements must contain drainage infrastructure
approved by the City of Little Rock Public Works Department.
7. 100 year overflow swales must be constructed and placed within public
drainage easements.
8. With the site development, provide the design of street conforming to the
Master Street Plan. Construct one-half street improvement to Vimy Ridge
Road including 5-foot sidewalks with the planned development. The new
back of curb should be located 29.5 feet from centerline. What is the
proposed phased construction plan?
9. The downstream property at 12423 Vimy Ridge Road has been flooded in
the past from this development. The construction of the project should
consider this downstream condition.
10. Streetlights are required by Section 31-403 of the Little Rock code. Provide
plans for approval to Traffic Engineering. Streetlights must be installed prior
to platting/certificate of occupancy. Contact Traffic Engineering 379-1813
(Greg Simmons) for more information.
11. Street names and street naming conventions must be approved by Public
Works. York Drive and Gateway Drive are already used. Contact Glenn
Haley at (501) 371-4537 for more information.
12. Traffic calming devices are required for long straight streets to discourage
speeding. Traffic circles or round -a -bouts are suggested at regular intervals
and at main intersections. Contact Travis Herbner, Traffic Engineering at
379-1805 for additional information.
13. Due to the number of proposed lots accessing Francis Avenue from this
property and the property to the west, Francis Avenue should be
constructed to a residential collector standard of 31 feet wide.
14. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green Book
standards.
January 28, 2016
ITEM NO.: C (Cont.) FILE NO.: S-
15. No residential waste collection service will be provided on private streets
unless the property owners association provides a waiver of damage claims
for operations on private property. All street radiuses both public and
private must be sufficient for access by a collection truck for collection
service to be provided.
16. If disturbed area is one (1) or more acres, obtain a NPDES stormwater
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
17. Vegetation must be established on disturbed area within 21-days of
completion of harvest activities.
18. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby construction site
shall be repaired by the responsible party prior to issuance of a certificate of
occupancy.
19. Provide detail of each lot layout showing structure and driveway.
20. Will the pedestrian paths behind homes be within tract land or easement?
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required, with easements, if new sewer
service is required for this project.
Entergy: Entergy does not object to this proposal. A three phase power line
exists along Vimy Ridge Road to the east of this proposed development. There
do not appear to be any conflicts with existing Entergy facilities. Contact Entergy
in advance regarding future service requirements to the development and future
facilities locations as this project proceeds. Note that Entergy does require
subdivision lots to be served by power lines located along the front property lines
of the development.
Centerpoint Ener : Centerpoint Energy does not object to the preliminary plat
and proposed development of townhomes, less the Vimy Ridge street expansion
portion. Centerpoint Energy currently owns and operates existing gas facilities
within existing Vimy Ridge ROW. According to the proposed plat, "Developer
shall dedicate ROW and construct 1/2 of Vimy Ridge Road per master street
plan". The proposed Vimy Ridge street construction would likely require a
re -location of aforementioned Centerpoint Energy gas facilities. This re -location
would need to be completed prior to the commencement of the proposed Vimy
Ridge street construction activities.
AT & T: No comment.
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January 28, 2016
ITEM NO.: C (Cont.) FILE NO.: S-1766
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be 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 the Little Rock
Fire Department is required.
3. 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.
4. 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).
5. 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 metered connections off the private fire system.
6. If there are facilities that need to be adjusted and/or relocated, contact
Central Arkansas Water. That work would be done at the expense of the
developer.
7. Contact Central Arkansas Water regarding the size and location of water
meter.
8. Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZA) 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 tests 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 501.377.1226
if you would like to discuss backflow prevention requirements for
this project.
9. The facilities on -site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's
materials and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
a Customer Owned Line Agreement is required.
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January 28, 2016
ITEM NO.: C Cont.) FILE NO.: S-1766
10. Fire sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
area used, a reduced pressure zone back flow preventer shall be required.
11. 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.
Fire Department:
Maintain Access:
Fire Hydrants. Maintain fire apparatus access roads at fire hydrant
locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1
Section D103.1 Access road 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
2012 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.
Loading. Maintain fire apparatus access road design as per Appendix D
of the 2012 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.
30' Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 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
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.
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January 28, 2016
ITEM NO.: C (Cont.) FILE NO.: S-1766
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 2012 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 2012 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.
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
UL 325.
9. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
Multi -Family Residential Developments. As per Appendix D, Section
D106.1 of the 2012 Arkansas Fire Prevention Code Vol. 1. Projects having
more than 100 dwelling units. Multiple -family residential projects having more
than 100 dwelling units shall be equipped throughout with two separate and
approved fire apparatus access roads.
Exception: Projects having up to 200 dwelling units may have a single
approved fire apparatus access road when all building, including nonresidential
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January 28, 2016
ITEM NO.: C (Cont.) FILE NO.: S-1766
occupancies are equipped throughout with approved automatic sprinkler systems
installed in accordance with Section 903.3.1.1 or 903.3.1.2
As per Appendix D, Section D106.2 of the 2012 Arkansas Fire
prevention Code Vol. 1. Projects having more than 200 dwelling units.
Multiple -family residential projects having more than 200 dwelling units shall be
provided with two separate and approved fire apparatus access roads regardless
of whether they are equipped with an approved automatic sprinkler system.
Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction
with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock
Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
rks and Recreation: No comment.
County Planning: No comment.
Rock Region Metro: Location is not currently served by Rock Region METRO.
However future plans indicate service via Flex -transit. We have no objections to
the plans as drawn. The developer has treated the street network with care by
completing the streets without dead ends. The pedestrian network is extensive;
commendable.
F. ISSUES/TECHNICAUDESIGN:
Building Code: Clubhouse and Pool - Project is subject to full commercial plan
review and approval prior to issuance of a building permit. For information on
submittal requirements and the review process, contact a commercial plans
examiner:
Curtis Richey at 501.371.4724; criche littierock.or or
Mark Alderfer at 501.371.4875; r(cD Iittlerock. org.
Fire separation of townhouses must comply with 2012 Arkansas Fire Protection
Code.
Fire Marshall review for access is required. Property should be accessed from
the west as well as access shown from the east.
Planning Division: No comment.
Landscape: No comment.
January 28, 2016
ITEM NO.: C Cont. FILE NO.- S-1766
G. SUBDIVISION COMMITTEE COMMENT: (December 9, 2015)
Mr. Joe White and Mr. Brian Dale of White-Daters and Associates were present
representing the request. Staff presented an overview of the item stating there
were additional items necessary to complete the review process. Staff stated the
plat was proposed as a townhouse plat which allowed lot widths of 22-feet and
lot depths of 80-feet and a minimum lot size of 2,000 square feet. Staff stated
the plat as proposed appeared to meet this minimum requirement. Staff
questioned if the areas indicated as paths behind the homes would be located in
tract land. Staff also questioned if there would be fences located within the rear
yards abutting the proposed paths.
Public Works comments were addressed. Staff stated Vimy Ridge Road was
classified on the Master Street Plan as a minor arterial. Staff stated a dedication
of right of way to 45-feet was required. Staff stated the City's stormwater
detention ordinance would apply to the future development of the lots. Staff also
stated all public drainage easements were to be located within tract land and be
wide enough the City could access the drainage areas for maintenance. Staff
stated due to the proposed number of lots accessing Francis Avenue from this
property and the property to the west the street should be constructed as a
collector street.
Mr. White stated the intent was to relocate the proposed collector street per the
Master Street Plan from Pleasant Hill Road through this development. He stated
the street would be widened to a minimum paving width of 31-feet. Staff stated
the right of way should be increased to 60-feet.
Staff noted the comments from the various other departments and agencies.
Staff suggested the applicant contact the departments or agencies directly with
any questions or concerns. There were no more issues for discussion. The
Committee then forwarded the item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised preliminary plat to staff addressing a number
of the technical issues associated with the request. The applicant has indicated
the area behind the homes will be located in tract land and the proposed
subdivision will allow fences as allowed per the R-2, Single-family zoning district.
Fences along Vimy Ridge Road will be constructed six (6) feet in height. The
applicant has indicated the tract land behind the homes will be used as
pedestrian paths and as drainage easements.
This request is for preliminary plat approval for a townhouse subdivision
containing 35 acres. The area is the northern 35 acres of a 60 acre tract located
on Vimy Ridge Road near the intersection of Alexander Road and Vimy Ridge
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January 28, 2016
ITEM NO.: C Cont. FILE NO.: 5-1766
Road. The parcel is currently zoned R-2, Single-family with the land use plan
showing residential medium density.
The lots average 30-feet in width by 100-feet in depth. The Subdivision
Ordinance defines a townhouse lot as two (2) or more attached dwelling units
under condominium or corporate ownership. The Subdivision Ordinance also
states townhouse lots are to be twenty-two (22) feet wide and eighty (80) feet in
depth with an overall size of 2,000 square feet. The plat is to include platted
buildings lines to conform to building locations as shown on a generalized site
plan which is to be provided with the submission of the proposed subdivision
creating lots for the townhouse residences. The applicant has met this
requirement.
The project is proposed in seven (7) phases. The first Phase will include the
development of 38 lots, the clubhouse and pool. Phase II will include the
development of 40 lots, Phase III 43 lots, Phase IV 40 lots, Phase V 42 lots,
Phase VI 36 lots and Phase VII 52 lots.
The plat includes 6,950 linear feet of new street to be dedicated to the public.
The streets are indicated with a 50-foot right of way and 27-feet of pavement.
Sidewalk is indicated on one (1) side of the interior streets. Francis Avenue is
proposed as a collector street and is proposed with a 60-foot right of way and
31-feet of pavement. The street improvements to Vimy Ridge Road will be
completed in two (2) phases corresponding to phases within the development of
the subdivision. The first phase of Vimy Ridge Road construction will include the
improvements to the road which abuts the first phase of the subdivision
development. The second phase will be completed with Phase VII of the
subdivision.
Centrally located within the plat are areas set aside for open space and sports
fields. The rear of the lots in Phases III — V are proposed as tracts to be used as
pedestrian paths to connect to the open spaces and clubhouse within the
plat area.
The plat will include subdivision identification signs at the entrance drive to the
subdivision. The applicant has indicated the signs will be incorporated into walls
at the main entrance. The signs will exceed the typical minimum standards as
established by the zoning ordinance and the subdivision will have signage on
each side of the entrance drive to the subdivision. A smaller sign is proposed at
the southern drive into the subdivision, on Francis Avenue. This sign will comply
with the typical standards of the zoning ordinance, a maximum of six (6) feet in
height and 32-square feet in area.
The request includes a variance to advance grade the project. The development
of the subdivision will occur in phases. This will allow excess earthwork in one
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January 28, 2016
ITEM NO.: C (Cont.
FILE NO.:
phase to be hauled to another phase that requires fill. This variance will allow
the earthwork to balance over multiple phases and prevent hauling material over
public streets.
Staff is supportive of the applicant's request for preliminary plat approval of the
subdivision. The streets as proposed are being put in place as indicated to take
advantage of utilities which were installed with a previous preliminary plat which
was approved but never completed for final platting. The subdivision application
as proposed appears to meet the minimum requirements of the subdivision
ordinance for the minimum development standards. To staffs knowledge there
are no outstanding technical issues associated with the request.
STAFF RECOMMENDATION:
Staff recommends approval of the preliminary plat request subject to compliance
with the comments and conditions as outlined in paragraphs D, E and F of the
agenda staff report.
Staff recommends approval of the variance request to allow advanced grading of
future phases with the construction of the first phase of the subdivision.
PLANNING COMMISSION ACTION:
(JANUARY 7, 2016)
The applicant was present. There were no registered objectors present.
Staff presented the item with a recommendation of deferral of the item to the
January 28, 2016, public hearing to allow the applicant time to provide proper notice.
There was no future discussion of the item. The item was placed on the consent
agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and
1 absent.
PLANNING COMMISSION ACTION:
(JANUARY 28, 2016)
The applicant was present. There were no registered objectors present. Staff
presented the item with a recommendation of approval of the preliminary plat request
subject to compliance with the comments and conditions as outlined in paragraphs D, E
and F of the agenda staff report. Staff presented a recommendation of approval of the
variance request to allow advanced grading of future phases with the construction of the
first phase of the subdivision. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff by a vote of 6 ayes,
0 noes, 4 absent and 1 abstention (Commissioner Troy Laha).
im