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HomeMy WebLinkAbout1974-06-11 Minutes• • • MINUTES OF A PLANNING COMMISSION MEETING The Fayetteville Planning Commission met at 4:00 P.M., Tuesday, June 11, 1974, in the Directors Room, City Administration Building, Fayetteville, Arkansas. MEMBERS PRESENT: Ernest Jacks, Helen Edmiston, John Maguire, Rita McRee, John Power. MEMBERS ABSENT: Al Hughes, Ernest Lancaster, Morton Gitleman, Donald Nickell OTHERS PRESENT: Bob Moyes, Mrs. Homer Copeland, Bobbie Johes, Stanberry Jr., Herb Christner, Larry Wood, F. Neal Albright, Bud Allen, City Manager Donald Assistant City Manager David Maltby. Linda Jackson, Dr. Ernest H. Martin, N. A. Centers Grimes, Elmer Burkett, In the absence of Chairman Morton Gitelman, Ernest Jacks presided as acting Chairman and called the meeting to order. The Commission discussed a request for interpretation of Use Units and a conditional use request submitted by Mrs. Homer Copeland for property on Higitay 16 East to put a "bait shop" on the property. It had been tabled from the meeting two weeks previous because the Commission wanted to discuss the matter with the applicant. Mrs. Copeland was present and explained that the property is located on Highway 16 and has 200 feet frontage on the Highway. She said asliughter house had been located there and this was where they wanted to place the bait shop. Mr. Jacks agreed with Mrs. Copeland that that portion of the property was zoned A-1. Acting Chairman Jacks also reminded the Commission that there was another request for a bait shop back in February and it was discussed whether it should go into Use Unit 16, which is basically shopping goods, or whether it should go into Use Unit 20 which is Com- mercial Recreation, Large Sites. He said the Commission had interpreted "bait shops" as belonging in Use Unit 16 under "sporting ggods" at that time. Acting Chairman Jacks said that apparently now what the Commission is being asked to do is put it into Use Unit 20, because in this case, A-1 property Use Unit 20 is a conditional use. Use Unit 16 is not allowed in A-1. The only objection that abting:Chairman Jacks could see in placing the bait shop in Use Unit 20 would be that there is a tendency to scatter them about. John Maguire said he did not think this would hurt the property and added that he thought it was below flood stage, but was not sure. He said he doubted if anyone would build a hoose there. Helen Edmiston said that she did not think it really fits in Use Unit 20 but would rather see it in Use Unit 20 than to rezone the property to C-2 which would have to be done if it was going to be in Use Unit 16. John Maguire asked about parking hazards. Mrs. Copeland replied that there were none and that there were about 100 places for cars to park. John Maguire moved that the Commission interpret "bait shops" in Use Unit 20 which is a conditional use in A-1 and to grant the conditional use for a bait shop to be located in the former slaughter house on Mrs. Copeland's property. John Power seconded the motion. It was approved unanimously by the Commission. A proposed preliminary plat of a subdivision on the East side of Joe Fred Starr Road, South of Highway 45, (outside the city, but inside the Planning Area) had been submitted by Dr. Ernest Stanberry, Jr. Acting Chairman Jacks reported that this was discussed at the Subdivision Committee Meeting but because of lack of some preparation, they were-unable'to obtain answers to some ques- tions and to check some of these items. He said that there are a number of easements that USE UNIT INTERPRETATION Conditional Use Request for a Bait Shop Mrs. Homer Copeland 3836 Highway' 16 East DR. ERNEST STANBERRY, JR. Preliminary Plat (Outside City') PLANNING COMMISSION MEETING -2- June 11, 1974 were required by the various utility companys in addition to those that are shown. He said the Planning Office had not gotten through checking those, and added that building setbacks are not shown. He said the Plat Review Committee had asked about shortening the 8uls de sac, which the developer apparently didn't want to do. He asked that theydedicate full street widths through the culs de sac to the edge of the property for future street extensions and provide for the excess right-of-way to revert to the property owners if the culs de sac are extended. There was also a concern about street names and their similarity to other street names in the City. Herb Christner with Mahaffey & Associates was present as was Dr. Stanberry. Mr Christner said they just hahnot had time to work this out with the_City Engineer. Acting Chairman Jacks said signatures ofjadjabent property owners have not been furnished. Also, the reason why the set -backs were not shown is because a ques- tion had come up about additional dedication along Joe Fred Starr Road; it all ties together because it is going to end up taking 11 feet off the aid of those lots. He said this is going to have to be .worked out between Dr. Stanberry and the City. Acting Chairman Jacks requested that they assign a block number to that North East corner. He also said the City is asking for a right-of-way of 30 feet from the center -line of Joe Fred Starr Road. "You now have 19 feet; they are asking for an additional 11 feet." Mr. Jacks told Mr. Christner"& Dr. Stanberry that the City would have to require a bond. to pave (one-half) the width of Joe Fred Starr Road at least for the part that they are fronting. on. The developer was also informed that he would be required to put Joe Fred Starr Road back in its same condition if the road is damaged in any way, as the (2ty had that agreement from the developers of Sequoyah Woods about putting the road back in the condition that it was. Those developers did not agree to repave it but they did agree to put it back in its original condition. Helen Edmiston moved that the Planning Commission approve the preliminary plat of Dr. Stanberry with the following conditions. (1) The easements requested by the Plat Review Committee be furnished. (2) Building setbacks be shown on the plat. (3) If culs de sac are not to be drawn back and shortened, a full right-of-way width be dedicated to the North boundary of the subdivision and a provision be made for the radius of the cuts de sac in excess of that full street width to revert back to the property owners if the streets are ever extended. Street names that do not conflict with other street names inside the City be chosen. Signatures of adjacent property owners be furnished to the Planning Office. The parcel of property on the North East corner of the plat be assigned a Lot or Block Number. 30 feet of right-of-way from the centerline of Joe Fred Starr Road be provided. Any damages to Joe Fred Starr Road which are incurred in connection with the development of this property be repaired to put the Road back in its original condition. A bond to cover one-half (I) the paving cost of Joe Fred Starr Road for at least the part on which this subdivision fronts be provided. (4) (5) (6) (7) (8)) (9) Rita McRee seconded the motion which was approved unanimously.. A request had been submitted py Bob Mayes, 2190 North Garland Ave- nue, that an amendment be made in the Major Street Plan to remove a proposed (80 foot) minor arterial street which would cross Mr. Mayes 104 foot X 660 foot property. Mr. Mayes was present. Acting Chairman Jacks had a letter from the Northwest Arkansas Regional Planning Commission strongly recommending that this Major Street not be re- moved from the Major Street Plan. The letter stressed that this location is the only location between the Highway 71 by-pass on the North and North Street on the South that can serve a Major Street Function and provide a much needed East-West movement. The letter suggested the University of Arkansas be approached to see BOB MAYES 2190 North Garland Major Street Plan PPP - PLANNING COMMISSION MEETING -3- June 11, 1974 whether the University will co-operate on the road which the City is trying to provide to relieve the campus -bound traffic. Larry Wood explained that if the University • would consider 70 feet off the South side of the West portion of their land, the property owner could give 10 feet. He would still have 34 feet of buildable area after right- of-way and setback. He felt the City should make every effort to work out the problem rather than removing the designation from the Major Street Plan, as there is quite a bit of dedication along the edge of University Farm already. Mr. Mayes stated that he had been informed that he could build on the land and since he had had "his hands tied so long" that he wanted to either build on it or sell it. Mr. Mayes said he had had the property about 6 years. Acting Chairman Jacks said the City had tried to make contact with the University of Arkansas about this particular thing before and they seemed to ignore the question. However, it has been two or three years. John Maguire felt the City should check with the University about this and that it would benefit the University to have a loop built into our street system. John Maguire moved that the street be left in the Major Street Plan and refer the mat- ter of checking with the University of Arkansas to the City Manager's office and that the City Manager's Office submit a report back to the Commission on the matter. Mr. Mayes asked how long the Commission was going to keep himlwaiting. Acting Chairman Jacks explained that they could not answer this question until some information was obtained from the University. Rita McBee suggested that a time limit be put on how soon it would be back on the agenda again. Acting Chairman Jacks suggested to Mr. Mayes that he check with Bobbie Jones at the Planning Office on what progress was being made. Mr. Maguire's motion to leave it in the Major Street Plan and refer it to the City Manager's office died for lack of a second. John Maguire moved that the Commission table the request; Helen Edmiston seconded the motion which was approved unanimously. • Item No. five was a request submitted by Industrial Fin- INDUSTRIAL FINANCE COMPANY ance Company for approval of off-site parking for a multi- Center Street and North East tooe. story building to be constructed on the West side of Off -Site Parking East Avenue and on the North side of Center Street. F. H. Martin, Attorney (and'Hayden Mcllroy) represented the Industrial Finance Company. Mr. Martin explained an office building is proposed South of the present bank and that parking is a problem; but that they understoodrthat with the Commission's permission, they could use parking lots that are no more than 100 yards (300 feet) from the build-- ing site site,Mrs.Voneefacleradedgedttpt:PrkingIviithin 300 feet could be used with the Planning Commission's approval according to the Code of Ordinances. Mr. Martin said that the basement of the proposed building would Contain 39 spaces and one -hundred and thirteen (113) additional spaces are needed since 152 spaces are required. He said there are already parking spaces available by the existing bank and also immediately to the West; and, added that within 100 yards of the boundary line is City parking located near First Federal, and that Industrial Finance leases the parking lot just north of the Whitfield Motor Company. Also within 100 yards of the parking lot is the large City parking lot where Greer's Abstract Office is. He said they could combine those parking areas, with the Planning Commission's permission to do so, then he thought they could meet the requirements for parking. Helen Edmiston moved that the Commission grant the request. John Maguire seconded the motion. It was approved unanimously. Item 6 was a request submitted by Carpenters Local #1249 for approval to change a non -conforming use at 1397 Huntsville Road from a plumbing contractor to a CARPENTERS LOCAL #1249 1397 Huntsville Road Charge Non -conforming use i PLANNING COMMISSION MEETING -4- June 11, 1974 union office. At the request of acting Chairman Jacks, Bobbie Jones read from the Code of ordinances the Planning Commission's authority in this matter: "Any non -conforming use of a structure etc. may/a conditional use be changed to another non -conforming use provi dad that the Planning Commission either by general rule or by making findings in a specific case shall find that the proposed use is equally appropriate or more appro-J priate." Mr. N. A. Centers, Business Agent for the Carpenters Union, represented the Carpenters Local. He told the Commission thattthey were presently located on South 71 and keep the office open 2 hours a day, 5 days a week from 7-9 in the morning. He said they have a regular meeting where usually 15 members attend, if they have a special meeting, there are 30 to 35 members attending and that they want to purchase the new building and use it for office meetings and space. Bobbie Jones said that the office requires one (1) parking space per 300 square feet. Helen Edmiston' -moved thatathe Commission approve the 4equest for a change -in non-conform- ingense.isJAoting.Chairman"Jacksrsnggesteditfiat the motion include the requirement that .theca gnIroliidiltie:worked,.ont with thefiC tytOiainarice.orMrs: Edmistah4ammended_her motionttotindlude-the provsforitthat anyvsl?gn mtistLmee£ allaCifyIIOrd'itiances. Bohn Power seconded the motion. The motion was unanimously approved. Item 7: A proposed final plat of Sweetbriar addition on SWEETBRIAR ADDITION the East side of Old Missouri Road, South of Mud Creek sug- Final Plat matted by Bogan, Eason, and Sweetser. Engineer Neal Albright was present to represent them. Acting Chairman Jacks reported that this was reviewed by the Subdivision Committee. He said there were still a couple of easement corrections to be made and called to Mr. • Albrightis attention that the easement between Lots 7,&8 of Block 7 should be 15 feet instead of 10 feet in width. He also noted Elaine Street is on the Master Street Plan as a Collector, and the subdividers have shown the required right -of way; however, the Planning Commission needs to waive the requirement for a 36 foot wide paving for a Collector street and they have not been requiring subdividers to put those into sub- divisions. He said Street Superintendent Clayton Powell had recommended the waiver. Helen Edmiston moved that the Planning Commission recommend to the Board of Directors that the proposed Final Plat of Sweetbriar Addition be approved and accepted contingent on the following: (1) The City waive the requirement for a 36 foot paving width on Elaine Street and require instead, a 30 foot paving (flow line to flow line) as on minor residential streets since the City has never required subdividers to construct Collector width streets in the past. (2) Bobbie Jones make an administrative check of the plat for easements, errors, etc.. (3) A contract or bond to insure completion of the required improvements be furnished bythe subdividers. Rita McRee seconded the motion. Bobbie Jones mentioned that the Street Superintendent had suggested that the lots in Block 7 be changed enough to allow the street on the East side to go straight down to the South line of the subdivision. Neal Albright stated that in order to do this they would have to reduce the width of those lots to 95 feet. He said he had discussed this with the owners, and they preferred not to do so, because now the neighborhood is a quiet one; and, it would be a little more noisy than they would like with the street extended straight on down. After discussion, the motion to recommend approval with certain contingencies was unanimouiiy approved. Item number eight (8) was a supplethent to Sweetbriar Addition to develop Block 1 as Planned Unit Development. Mr..Neal Albright was present and represented. Acting Chairman Jacks said that there would be a private drive throughtthis SWEETBRIAR ADDITION Part of Block 1 (one) "19th Green" P. U, Development • • • PLANNING COMMISSION MEETING -5- June 11, 1974 Planned Unit Development area. Acting Chairman Jacks added that the Subdivision Committee made several points: (1) The minimum lot width -at the street should be 20 feet accor- ding to City ordinances. (2) Written permission be given for police, fire, sanitation, etc. to use the private drive. (3) There was a question about the electrical easement to serve Block 1-B. Mr. Albright said they have not yet worked out the elcetrical easement but felt it could be done when the Power Company decides what route they want to take. Be said there was no problem in meeting the Subdivision Committee's requirements on the first two points. Acting Chairman Jacks said there was also a question about street lighting. Mr. Albright said that there was no problem; that they would want to mDet all the City requirements there. He added that there was a problem with Block 1-B. The person building in that portion wants driveway access all the way across from East to West so the private drive will extend East-West for this purpose. The East-West drive will be 25 feet wide. acting Chairman -Jacks said this would be only a minor change. Whatever action the Planning Commission took would have to be subject to the approval of the City Street Department. John Maguire moved it be approved with the changes. John Power seconded the motion. Jacks, Maguire, McRee, Power voted "Aye", Helen Edmiston abstained from voting because of a conflict of interest; the motion was approved. A request had been submitted by Taylor Engineering Company for an 1 ' TAYLOR ENGINEERING unidentified developer to have the City waive its subdivision juris- Section 1, 2, 12, diction to the County Planning Board for a parcel of property which T -15-N R -30-W lies partly inside Fayetteville!s Planning Area. Bobbie Jones re- ported that Gnyy Loyd with Taylor Engineering Company had requested this item be deferred until the next meeting, July 11. Mr. Bud Allen was present representing the County Planning Board and gave Bobbie Jones a letter relative to the subject expressing that the County Planning Board's feeling that if the Fayetteville Planning Commission chooses not to exercise their jurisdiction, the County Planning Board. would be pleased to do so; however,d'ue to the size and location of the development, the County Planning Board would also be pleased to assist the City Planning Commission in reviewing the plat. A request from Dr. J. B. Hays:. and Johnie Bassett for Planning Commission approval of a proposed access off Highway 71 North approximately 350 feet, South of Zion Road. (This portion of Highway 71 is designated controlled access) was deferred until the July 11 meeting in accordance with a request from Tam Burke, Attorney for Dr. Hays. Dr. J. B. Hays Johnie Bassett Access onto Controlled Access Highway The Planning Commission'wat'.to have held a discussion of access Highway 62 WEST along Highway 62 West. Larry Wood asked City Manager Don Grimes Discussion of Access if Street Superintendent Clayton Powell had completed his studies. He had not. Mr. Wood said they had been working with the present lot configurations and try to come up with a minimum of direct accesses. But, also, allow for a variance in case of hardship. The previous land use study was discussed. At one time in that study, pos- sible access points were illustrated with little black dots on the map. Mr. Wood said that Clayton Powell was working on tieing down where the existing cuts are. And, will work on some kind of spacing plan. At the suggestion of acting Chairman Jacks, the Commission tabled the item again until something concrete is worked out. Elmer Burkett was present to represent the citizens along Highway 62. Planning Commission Meeting -6- June 11, 1974 The next item was a review of a Highway 265 Development Policy Statement • proposed for adoption by Fayetteville, Springdale and Washington County. HIGHWAY 265 Larry Wood said that the Northwest Arkansas Regional Planning Development Policy Commission (NWARPC) had asked Fayetteville City Manager Donald Grimes, Statement Springdale Mayor Park Phillips, and Washington County Judge Vol Lester to discuss Highway 265. The Arkansas Highway Department is almost ready to let the contract on the pavement from Highway 45 to Highway 68 in Springdale according to Mr. Wood. Part of Highway 265 is not in the City Limits of either Fayetteville or Springdale and is not covered by any land use control whatsoever. Mr. Wood said that they anticipate that there will be a lot of pressure placed on Highway 265 once it is paved for changes in land use. Mr. Wood suggested that the Policy Statement be sent to each of the people involved in the meeting and ask them to review it and if they would pass it along to the Board of Directors for their consideration. He said it is the hope of the NWARPC that the Policy Statement will be adopted by all three bodies (Fayetteville, Springdale, and Washington County) to set at least a public policy in terms of growth and development out there. Helen Edmiston asked who would tell people they could not build a repair garage out there if they were outside the City and did not have to get a building permit from the City. Mr. Wood said it is hoped that the Planning Commission could persuade the Arkansas Highway Department to honor the City's street cut policy. He said he had already talked to developers that are purchasing land at the intersections of the major corners in the hopes of commercial development. Mr. Wood explained the six points of the proposed policy: (1) "Development will be in keeping with the official locally adopted plans for this area." The Planning Commission would not encourage other than what they see as the use or as they might amend their land use plan to accomodate future development in that area. (2) "Residential access to the Highway will be controlled through design by encouraging back-up or side -in lots in all subdivisions located adjacent to the roadway." Parallel streets and side streets are insufficient. They are not all that desirable to live on because you have a street in the front yard and a street alongside the back yard. (3) "Street cuts to the Highway will be restricted to a minimum spacing of one-quarter mile." This refers to a public street, not to a private drive. The street spacing must be restricted to roughly 1320 feet. It will have to be adjusted, as a matter of policy, because there are some roads that are less than that almost. (4) "Direct access to the Highway will be discouraged except for continuation of existing driveways serving adjacent land use activities. Service to non- residential development should be constructed at a 600 -ft. spacing for full access cuts and 300 -ft. spacing for right -turn only cuts." This would set up a 600 -ft. spacing for all cuts into a non-residential activity with full left and right turn access. In between that, 300 -ft. for right -turn in and right -turn out access. This would allow full movement only every 600 ft. (5) "Commercial development will be allowed only at major street intersections (as identified by the Major Street Plan) and only after the communities Comprehensive Plans have been amended to reflect the new land use patterns." Mr. Wood expected there to be a lot of commercial pressure on the intersection of Zion Road and Highway 265 (Crossover Road). He said it is a better location from a psychological standpoint for commercial than is Stearns Road because it exists now and comes straight West to the Mall. He thought Stearns Road would eventually become a better location, particularly when the Major Street cuts through. He expressed the hope that Stearns Road will eventually continue on to the West to Johnson Road. He did not think there would be any future traffic signals at Zion and Highway 71 because it would involve stopping Planning Commission Meeting -7- June 11, 1974 blind traffic, while on Stearns Road and Highway 71 there is enough vision to see to the top of the hill and also to the South. (6) "The planning bodies party to this policy statement will coordinate with adjacent jurisdictions any proposals for amendment to land use plans which may have an affect on another jurisdiction." If amendments to the comprehensive plans of either City along Highway 265 was proposed, it is hoped that the proposals will be sent to the other City's planning body and to the County Planning Board for review and recommendation. Mr. Wood expressed the belief that pressure would begin as soon as the road is paved. It was decided that the Planning Commission did not need to re-evaluate Fayetteville's land use plan in this area at this time. Probably only the intersections at Stearns Road and at Highway 45 will be affected at this time. Bud Allen stated that the County Planning Board had not had sufficient time to study the PolicytStatement. He requested final action on it be deferred until they had had such time. Acting Chairman Jacks said he did not think this would prevent this body from making a recommendation to the Fayetteville Board of Directors at this time. John Power moved that the Planning Commission recommend this policy statement to the Board of Directors and solicit their support in working it out with the Springdale and Washington County bodies governing the properties along this road. John Maguire seconded the motion which was approved unanimously. It was decided to inform the Board of Directors that the Washington County Planning Board needs more time to look the matter over and to request that the Board of Directors defer any action until the second Board meeting from this date. Under "other business" Bobbie Jones introduced a request to change a non- conforming use. She said that Oldham Furniture wanted to move into the old GLEN OLDHAM "Reed & Griffith" building recently vacated by Raymo, Inc. She added OLDHAM FURNITURE that when the 1970 zoning map was adopted, the zoning of that property Change Non - was changed from C-2 to R-1. She stated that she felt there would be Conforming Use a rezoning petition within a month or so to change the zoning back to 2275 S. School C-2, but in the meantime Mr. Oldham cannot legally occupy the property without the Planning Commission approving a change in non -conforming use. The question was raised of why the zoning was changed from C-2 to R-1 in 1970. Mrs. Jones said she could only speculate that in the preparation of the 1970 map they had attempted to follow the property lines and also the previous zoning map and that a drafting error had been made on this property. Helen Edmiston moved that the Planning Commission approve this change in non- conforming use as presented. Rita McRee seconded the motion which was approved unanimously. The meeting was adjourned at'5:45 P.M. i • • RESOLUTION PC 24-74 WHERAS, at its regular meeting on Tuesday, June 11, 1974, the Planning Commission voted to make a recommendation to the Board of Directors on the final subdivision plat known as Sweetbriar Addition submitted by Ellis Bogan, Dona Bogan, A. P. Eason, Jr., Marilyn H. Eason, Jerry D. Sweetser, and Shabon J. Sweetser and WHERAS, the Planning Commission recommended that because the necessary improvements have not been installed in said subdivision that Sweetbrier Addition enter into and furnish the City with the necessary subdivision contract before the Board of Directors accepts this final subdivision plat. NOW, THEREFORE, BE IT RECOMMENDED BY THE CITY PLANNING COMMISSION TO THE BOARD OF DIRECTORS OF THE CITY OF FAYETTEVILLE, ARKANSAS: SECTION 1. The necessary subdivision contract be executed with the City prior to the Board of Directors accepting the final subdivision plat. SECTION 2. That the City of Fayetteville, Arkansas accept the final plat along with the land dedicated for streets and other public uses in the Sweetbrier Addition subdivision described as follows: LEGAL DESCRIPTION: Part of the Southeast One-quarter (SE4) of Section 25, Township 17 North, Range 30 West of Fifth Principal Meridian, Washington County, Arkansas, more particularly described as follows, to -wit: Beginning North 89°'- 51' 18" West 371.60 feet from the Northeast Corner of the SE4-of the SEI, Section 25, T -17-N, R -30-W, thence North 0° 08' 42" East 300.00 feet; thence North 89° 51'18" West 1006.70 feet; thence South 0° 08'42" West 110.00 feet; thence South 89°51'18" West 150.00 feet; thence North 0°08'42" East 840.00 feet to the center of Mud Creek; thence South 55° 32'42" West 198.82 feet along Mud Creek; thence South 76° 02'42" West 312.76 feet along Mud Creek; thence South 0° 08'42" West 449.90 feet; thence South 86° 21'56" West 630.00 feet; thence South 9° 33'18" East 349.33 feet; thence South 89° 51'18" East 655.17 feet; thence South 0° 08'42" West 310.00 feet; thence South 89° 51' 18" East 1332 61 feet; thence North 0° 08'42" East 310.00 feet to the point of beginning, containing 30.30 Acres, more or less. PASSED AND APPROVED this llth day of June A 1'PhST : Ernest Jacks, Secretary APPROVED: , 1974. Morton Gitelman, Chairman RESOLUTION PC 24.1-74 WHEREAS, a public hearing was held by the Fayetteville Planning Commissiion Tuesday, June 11, 1974, fifteen (15) days after a notice was published in the Northwest Arkansas Times, a newspaper of general circulations; and WHEREAS, after the public hearing, the Planning Commission voted to make a recommendation to the Board of Directors on a proposed Development Policy Statement for Highway 265. (The six points are outlined in the preceding minutes.) NOW THEREFORE, BE IT RECOMMENDED BY THE CITY PLANNING COMhIISSION TO THE BOARD OF DIRECTORS OF THE CITY OF FAYETTEVILLE, ARKANSAS. SECTION 1. That the proposed Development&Poliby Statement for Highway 265, attached hereto and made a part hereof, be adopted. PASSED AND APPROVED this llth day of June , 1974. APPROVED: ERNEST JACKS, Acting Chairman