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2011-07-06 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 07/06/2011 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION July 6, 2011 Plaza at Buffalo Grove, proposed Chase Bank and related site improvements, West side of Buffalo Grove Road north of Dundee Road — amendment Of Planned Unit Development in the B-3 District—Workshop #1 Village Zoning Ordinance—Discussion of regulations concerning The storage and sale of propane at commercial properties — Workshop #1 Chairman Smith called the meeting to order at 7:30 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Smith Ms. Bocek Mr. Khan Mr. Stark Mr. Cohn Ms. Myer Mr. Weinstein Ms. Johnson Commissioners absent: None Also present: Mr. Tom Lowe, First Equity Group. LLC Mr. Terry Roswick, Chase Bank Mr. Tim Gallagher, First Equity Group, LLC Mr. David Shaw, Shaw Gussis Mr. William Grieve, Gewalt Hamilton Associates Mr. Timothy Meseck, The Architects Partnership, Ltd. Mr. Alan Arns, A& M Architects, LLC Mr. Matt DePaz, Walgreens Company Ms. Beverly Sussman, Village Trustee Mr. Andy Stein, Village Trustee Mr. Robert Pfeil, Village Planner APPROVAL OF MINUTES Moved by Commissioner Myer, seconded by Commissioner Cohn to approve the minutes of the public hearing of May 4, 2011. All Commissioners were in favor of the amended motion and the motion passed unanimously. Moved by Commissioner Myer, seconded by Commissioner Weinstein to approve the minutes of the regular meeting of May 4, 2011. All Commissioners were in favor of the motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Bocek attended the Village board meeting on June 20, 2011 and the following items were discussed. 1. The Ad Hoc Bicycle Committee presented a six-month report. The Committee will continue to work on issues including signs for the path and sidewalk system and ordinances concerning requirements for providing bike racks at commercial properties. 2. There was a pre-application presentation from a developer proposing multi-family apartments at Deerfield Parkway/Busch Parkway on the east side of the Canadian National rail line. The Board had concerns with the three variances that would be needed including density, building height and off-street parking. The proposed height is 95 feet, while the standard used for most multi-family buildings in the Village is 45 feet as set forth in the R-9 District. The proposed density of 46 units per acre would be substantially greater than other developments in the Village. Commissioner Weinstein attended the Village board meeting on May 16, 2011. The Board approved an amendment to the Planned Unit Development for Plaza Verde East concerning the proposed multi-tenant building that would replace the Melting Pot restaurant. Commissioner Cohn attended the Village board meeting on June 4, 2011 and the following items were discussed: 1. The special use ordinance for Xtreme Trampolines was considered. The Board had questions concerning safety and other management issues. There was no vote on the ordinance. The Board directed staff to work with the petitioner to add appropriate conditions to the ordinance addressing safety criteria. 2. Referral of a proposed plan for a new Chase Bank at the Plaza at Buffalo Grove where a Dominick's supermarket is the anchor store. The bank would be on an outlot at the southeast portion of the current parking lot along Buffalo Grove Road. The Board noted that a traffic signal was required as part of the approval for the Dominick's, and the signal has not been installed. The current proposal would have to address this deficiency to ensure that the signal is installed. PLAZA AT BUFFALO GROVE, PROPOSED CHASE BANK AND RELATED SITE IMPROVEMENTS, WEST SIDE OF BUFFALO GROVE ROAD NORTH OF DUNDEE ROAD — AMENDMENT OF PLANNED UNIT DEVELOPMENT IN THE B-3 DISTRICT — WORKSHOP 91 Commissioner Weinstein advised the Commission that Chase Bank is a client of the law firm where he is employed, and although he is not involved with the work for this client, he is recusing himself from discussions regarding this matter to avoid any issues concerning conflict of interest. Mr. Tom Lowe of First Equity Group noted First Equity is a commercial real estate development company working on behalf of the Plaza ownership and Chase on this project. The proposal relates to the shopping center on the northwest corner of Dundee and Buffalo Grove Roads. The property also includes the north wing which end capped by Blockbuster and goes to the west. There are no improvements proposed for this section. There is also a wing that extends from Dominick's south towards Dundee which is included as part of the property and is also included for improvements as part of this proposal. What is currently owned by ownership but not included in this proposal is the shopping center that contiguous and adjacent but fronts Dominick's. That is separate ownership. Also excluded are Taco Bell and the Mobil gas station at the corner. The owner has owned and maintained the plaza for about 12 years now and it is time for some improvements to the center. Some of these will benefit some of the existing tenants and will help procure future tenants and will shore up the stability of the center. Mr. Lowe said the proposal includes constructing a new free standing Chase Bank adjacent to the Mobil gas station. The proposal includes some improvements to the facade of the building south of Dominick's and the installation of the traffic signal at the shopping center driveway onto Buffalo Grove Road. Mr. Lowe stated the area proposed to put Chase was initially proposed to be a part of Dominick's fuel station in the PUD amendment approved in 2001. Therefore, some development has been anticipated for this area of the parking lot. Chase does operate a facility inside the Dominick's and it is at capacity which warrants the construction of a free standing full service bank with drive thru lanes. Chase's only presence in Buffalo Grove are the locations in Dominick's stores and an in-line store in the Grove shopping center where a Jewel supermarket is the anchor. There is no freestanding, full service Chase facility in the Village. In-store locations are provided for supermarket customers, but other customers can be better served with a full-service facility. Mr. Lowe said the proposed bank would be 4,200 square foot, with four drive-thru lanes. The traffic access aisles and parking lot would be reconfigured for this portion of the shopping center. The plans included the proposed sign package, landscaping and exterior lighting. The building has been situated so that it is physically located as far from other tenants in the shopping as possible to maintain adequate visibility, access and parking for these businesses. Mr. Timothy Meseck of The Architects Partnership reviewed the proposed bank facility. The building will have a cast stone base with brick veneer above that with EFIS parapets rounding out the top of the building. It is all durable materials consistent with the other commercial properties in the neighborhood and above the front entry tower which has the Chase logos and some of the brand experience will be a pitched roof to really tie into the neighborhood feel. The glazing will be clear so that they have secure traffic in and out. The rooftop units are located on top of the building so they will not be seen from any vantage point on the property. They are hidden in the parapet and there is a stepped roof. There is a lot of glazing in the front elevation to create an open and airy office area. The cash room and other work areas have been located at the rear of the building. He said the design includes "green" items such as recycled materials, regional materials, and energy efficient devices. It will be a state of the art facility in terms of business features and for minimizing the impact of the building on the site and adjacent area. Mr. Lowe stated the proposal also includes some pedestrian and parking improvements as well as a building facade improvement for the area south of the Dominick's store. These improvements are being made at a time when retail vacancies are up and retail sales are down and are a proactive approach by the ownership. He noted that today there is an extremely large and wide sidewalk area between the existing parking area and the front door of the Continental restaurant and adjacent tenants. The plan proposes to re-configure this area to provide a standard width drive aisle and also adding perpendicular parking stalls in front of the store fronts. The sidewalk would be narrower than the existing sidewalk, but it would provide some convenient parking at the front door and it would also include improvements to this facade. Mr. Alan Arns of A & M Architects stated they want to provide a more inviting facade that also ties with the bank. He noted they have utilized the same materials for the facade. They will have the stone at the base which will complement what is being done at the bank. Then they are looking to create a couple of elements similar to what is being done at the bank for the Continental restaurant and also for the tenants further south. Mr. Arns noted that there is an existing dark burgundy awning which will be retained to center the facade. In order to get additional area for signage they are raising the roof at the front of the building about 2 feet and at the far side over by the Dominick's store. There is a raised parapet there now and they will maintain that height. He noted they are considering some pavers in front of Continental restaurant and creating an outdoor dining area at the corner of adjacent to Dominick's. The Village requires a 26 foot wide drive aisle, and they would have to cut a bit of the islands at the front in order to get the 26 feet. Mr. Lowe noted there is a good location to provide for outdoor seating for the Continental restaurant where today there is the martial arts store. Even after the proposed parking improvements are created there is still a large area for outdoor seating. Mr. Lowe noted there is a 2001 infrastructure agreement that the Village, the plaza owner, and Dominick's entered into which requires that a traffic signal be installed at the driveway on Buffalo Grove Road into the shopping center. The traffic warrants have been met but Dominick's hasn't installed the signal. The current plan is based on the plaza owner's commitment to assume Dominick's obligation to secure permits and install the traffic signal. . Mr. Lowe stated the traffic signal improvements are under the Cook County Highway Department jurisdiction and a permit would need to be obtained from the County. He stated they will be pursuing County permit approval concurrent with the entitlement process for the PUD amendment and site plan. Mr. William Grieve of Gewalt Hamilton Associates said his firm conducted the parking and traffic study dated April 5, 2011. The plans for the traffic signal on Buffalo Grove Road were completed and submitted to the Cook County Highway Department, but for some reason the process stopped. The Illinois Department of Transportation (IDOT) is involved in the approval because the signal will interconnect with the signal at Dundee Road. Unfortunately the time lapse has created the situation that the permit process has to be started over. That is because every few years most traffic signal specifications change. Virtually none of the plans approved could have been salvaged. Mr. Grieve stated that at the main entrance there will be left turn lanes cut on Buffalo Grove Road within the existing median. There will be traffic signal loops so the traffic signal will be fully actuated. The interconnection to Dundee Road means there will be progression on Buffalo Grove Road. There will be left turn arrows on Buffalo Grove Road. The process itself will take some time. Cook County has been hit hard with employees leaving. But Cook County is familiar with this project. Mr. Grieve noted when looking at the traffic impact to take into consideration the Chase Bank traffic as all new traffic as well as the space within the existing shopping center that is not leased now. That way by layering all those trips on top of the existing traffic they made sure they looked at the maximum traffic impacts. With the traffic light going in on Buffalo Grove Road that will help a great deal with letting people make safe and efficient access in and out. Mr. Grieve noted Chase Bank will be a very important part of the shopping center but it does not generate the number of trips you find from some other uses. The bank is there for people who want to have the services of a full service bank and the drive thru opportunities. Mr. Grieve stated as far as the parking situation he noted they went out several times on the weekdays and weekends and did some long parking occupancy counts. Out of the 588 spaces that are out there the most that were ever filled in the shopping center was about 50 percent most of which were filled up primarily in the Dominick's part. Event when we had the huge snows last winter there was still plenty of parking and they feel very comfortable as far as their findings that the shopping center can comfortably accommodate the Chase Bank. Mr. Grieve noted the Village code reads several ways and one of them is as a pure shopping center. The other ways splits up some of the uses as office versus the supermarket versus other retail. After all the changes are made to the parking lot there will be about 590-591 spaces available. By one test of the code it would require about 610 spaces and the other test came up with a demand for 591 spaces which would meet the supply that could be provided here with the parking enhancements. Mr. Grieve spoke of the parking enhancements noting that one of the spots they really like are the spaces they put along side of the businesses that lie south of Dominick's. In the old days you had this kind of huge wide 35-40 foot track in front of all the stores because they had to have the 10 foot pickup/doff lane and you had to have the two 12-14 lanes of traffic and you had to have some extra room to let people get around the end aisles. This just creates a race track. That is why in front of Dominick's you will see two locations with the stop signs. What these spaces doe is a traffic calming method. You choke the width of the drive aisle down a bit. People go a little slower. Mr. Lowe summarized the proposal which consists of the outlot for the Chase Bank, the signal improvements and then the facade improvements. This would be a significant boost to the existing tenant roster and will help procure future tenants. Commissioner Stark stated he likes the facade improvements. He asked how far the numbers for a traffic signal have been exceeded. Mr. Grieve stated when they first started on this project the signals warrants had already been met by Cook County. With the extra site traffic they will certainly meet the threshold warrants, in particularly on a weekday between 5:00-6:00 pm. Commissioner Stark asked if there will be a stacking issue coming out of the center at Buffalo Grove Road. Mr. Grieve noted there is already a copy of islands when the shopping center was built so you automatically do have a stacking lane. When you think about how often the traffic signal is going to turn over they feel confident that there will not be a problem with the left turns coming out. He noted that you want to have about 5 car stacking available and when they look at the numbers Commissioner Stark asked about improvements to the parking lot itself. Mr. Lowe stated the where they reconfigure the parking and create drive aisles there will be new asphalt required, but not the whole center. Commissioner Stark asked if 4 drive-thru lanes are really necessary. Mr. Meseck stated the standard for Chase Bank is 4 lanes. That allows them to have an ATM at the far lane which is used very often and is the one that gets backed up the most. There also is the deal drawer on the building face for business customers and drive up customers and they have 2 vat lanes where the tubes come down. The goal of the branch is to get the customers in and out within a couple of minutes so that there is not a lot of stacking in the drive thru lanes. It is a convenience type of atmosphere. Chairman Smith asked for reiteration of the drive thru circulation pattern. Mr. Lowe noted that as you come in off Buffalo Grove Road there is the existing drive going north/south. Head towards the south and use the existing drive aisles, head towards the bank and then a left in so that the front of the vehicle is pointing south towards Taco Bell and Mobil with the driver's side door nearest the building. Commissioner Bocek asked the height of the building. Mr. Lowe stated it is 26 feet. Commissioner Bocek asked what that does to the visibility of the tenants currently that are facing Buffalo Grove Road and the ones on the north. Mr. Lowe stated they actually had to convince Dominick's that they were not going to be affecting their site lines and they did a study they will have next time to show that. Everything from Dominick's north and east will not be affected. Commissioner Bocek asked about the tenants directly to the west. Mr. Lowe noted those are the ones that have limited visibility from the intersection today. Commissioner Bocek asked about any changes needed to the existing retention basin. Mr. Lowe stated this is situated to be outside the detention basin that was constructed. Part of what they will have to do is to determine if more is required. Commissioner Myer asked if the Chase facility within Dominick's would be eliminated. Mr. Lowe stated no. Commissioner Myer asked if there will be any kind of landscaping for the pedestrian parkway and what kind of ancillary seating. What are they going to do to make the experience more pleasant and friendly? Mr. Lowe noted they will reduce the sidewalk width, maintaining the ADA compliance and even with the minimum drive aisle they can squeeze everything in. They envision planter boxes, etc. The intent is to go from a wide concrete area today to something that is more, albeit narrower, pleasanter with planter boxes and seating. The exterior seating for the restaurant that is being contemplated will be in the corner. Commissioner Myer asked about the recyclable materials they had mentioned for the bank and asked if Chase feels very strong about that in its developments. Mr. Meseck stated yes. He stated they do try to utilize local and regional materials as well as recycled materials in all of their locations. They had for a time tried to go for LEEDS certification. For a 4,000 square foot single story it would be very time consuming and costly. So it basically would obtain LEED certified if they were to go through the paperwork exercise. Commissioner Myer how much additional traffic is anticipated from people headed eastbound on Dundee Road trying to cut across the lanes of oncoming traffic. Mr. Grieve stated the evening peak hour and Saturdays that are the most important. He stated they are looking at about 100 trips in and out or perhaps only 60-70. He noted even if they have a split of 25 percent from all directions that is about 15 that might be coming from Dundee Road and not want to do the light thing. That 15 might be about 1 every 4 minutes which is really a very minor impact. Commissioner Myer asked which of the parking tests that were used for this center would apply. Mr. Pfeil commented that the shopping center standard is designed to accommodate a mix of uses with varying levels of parking demand. On balance the standard of one space per 220 of floor area works well for most shopping centers in the Village. When there is a large user such as a supermarket, it is valid to calculate the parking requirement separately from the other businesses in the center. This methodology, however, can't be used for every tenant in the center. He noted that office space has to be analyzed to determine if it is "general" or related to medical services. The parking standard for medical offices is higher than for general office. He indicated that for the Plaza, the 591 parking spaces that are proposed will be adequate to serve the demand at this property based on the current tenant mix. Commissioner Johnson noted the facade improvements are from Dominick's south. That would create a uniform and improved facade. But what about the north side of the mall and why would we not want it to be the same and complimentary. Mr. Lowe stated at this point there are no improvements in the parking or any area on the north end of the center proposed. He noted they wanted to provide parking to supplement the parking that they were replacing. The ownership then made the decision to also make facade improvements at the area being disturbed for parking. Commissioner Khan noted there is a stand alone Chase Bank on Dundee west in Palatine. Mr. Lowe noted Buffalo Grove customers are being directed to either Northbrook or Palatine. Commissioner Khan noted that banking is not one of those businesses that generates sales taxes so if it goes to Palatine or Northbrook or elsewhere it does not really matter that much. He noted this is an outlet that is going to be leased. He asked if HVAC screening will be provided on the rooftop. Mr. Meseck stated it is a staggered roof and at the front two thirds of the building is up higher so they can get 10 foot ceilings inside. At the back third of the building they have actually brought the roof down about 4 feet and lower ceilings for the cash rooms, restrooms and breakroom. It is almost like a depressed roof at the back of the branch and that is where the rooftop units will sit. Commissioner Khan noted there is a lot of competition from other banks in close proximity. He asked if there is really a need for a stand alone building at this location. Mr. Lowe noted there is a history of the number of transactions being conducted inside Dominick's and there has historically been a high volume in Dominick's which justifies this project for more convenience for the customers. Mr. Roswick stated what is really driving this project is the existing customer base. Right now the customers are being insufficiently serviced. Commissioner Khan asked why the decision for a traffic signal was chosen on Buffalo Grove Road rather than Dundee and has there been a traffic count taken on Dundee at the most eastern location entrance to the shopping center. Mr. Grieve stated they did not take a traffic count there. He noted they started with the premise that the traffic signal would be on Buffalo Grove Road because that is the primary access and the entrance for the major anchor which is Dominick's. The traffic signal on Dundee Road does not help as much as the signal on Buffalo Grove Road. Dundee Road has a distance problem, being pretty close to the Buffalo Grove Dundee Road intersection. The State would be looking at cars exiting a shopping center and you have to subtract out of the numbers anyone who could possibly be making a right turn on red. Therefore you are basically left with people who are making a left out. Even if we wanted to he doubts they could get a light on Dundee Road. Commissioner Khan asked if more traffic is coming in from Dundee or Buffalo Grove Road. Mr. Grieve stated they focused mostly only the Buffalo Grove Road access because of the original premise that the light was going there. The trips will probably be 25 percent from each direction. He noted they took into account the maximum traffic impacts and put them on the primary intersection they were studying which would be for the light. Commissioner Khan asked if the Mobil station was an outlot or a parcel by itself. Mr. Grieve stated he believes it is a parcel by itself but there is still going to be a cross access from the shopping center to Mobil. Commissioner Khan asked if there is a cross access easement already in place or is it just that the Mobil has not said anything to the shopping center owner. Mr. Lowe noted it is a recorded easement that exists on title between Mobil and the plaza. Commissioner Khan asked where is the stormwater management for the shopping center and how well has it been working or does it need any improvement. Mr. Grieve stated they are not at that point yet. The previous work already has some underground detention. The bank will be sited so that it does not disrupt that. Once they get into the studies they will figure out whether or not there is any more detention necessary. Commissioner Khan asked if the Village Engineer or consultant has looked at the traffic study and provided any comments. Mr. Pfeil said he has not received comments yet from the Village Engineer. Gregory Boysen, Village Director of Public Works, will also review the study. The Village traffic consultant has not been asked to review the study. Commissioner Cohn asked if Chase looked at any other locations in the Village or this location only. Mr. Roswick stated this was identified simply because of proximity to the existing in store branch. One of the key factors they look at for success in a branch is its energy with other retailers and this is more of a prime spot because of it proximity to the grocery. Commissioner Cohn asked if any other locations had been looked at of under utilized former banking buildings in the Village. Mr. Roswick stated they occasionally do lease some of those properties but in this case they felt this would be the most successful location. Commissioner Cohn asked if there is really so much pent up demand for Chase banking that this free standing building is never going to close. Mr. Roswick stated he could not, of course, offer any guarantees. But he noted that looking at the banking industry Chase is one of those surviving and doing very well. Commissioner Cohn asked if three banks within 2-3 miles might be too dense. Mr. Roswick stated they would not be doing it unless they thought it was appropriate for the customer base here. Commissioner Cohn asked if the bank does not make it what would be done with the empty building. Mr. Lowe stated he does not know what the quick reuse would be. The existing tenant mix is supportive of this project and they are looking for any kind of boost and activity as well as improvements to the center. Commissioner Cohn noted the site looks rather tight. You have four lanes of drive thru on the north end of the property and no sidewalk connectivity to the center. Someone shopping at Dominick's or going to the restaurant parks their car near the bank and how are they going to walk to the center. Is there a way to bring some sidewalk connectivity or architectural features or something to bring this more in sync with the businesses that obviously want the bank? Mr. Lowe stated when they developed the site plan they wanted to pull the bank away from the existing users because of parking demand. It is however a good point and they will look at that. Commissioner Cohn further noted there is an overall desire to link in new development with a bikeway system. Mr. Meseck stated they can provide bike racks and they will look at pedestrian connection. Commissioner Cohn noted he liked the idea of benches and planter boxes and parking spaces near the stores. They are all desirable things but are we giving up too much to get something else. He asked if the sidewalk would be too thin. He asked if the tenants are all in agreement that this narrow sidewalk and these parking spaces are going to work for them. Mr. Lowe stated the tenants are very much in support of this Commissioner Johnson noted there is a new Chase branch opening at Rt. 83 and Aptakisic Road at the Sunset food store. Chairman Smith asked if the petitioner had seen the Deputy Fire Marshall's comments regarding the requirement for a fire hydrant within 100 feet from the sprinkler connection to the bank building. Mr. Lowe stated they will be in compliance. Chairman Smith asked how long this who process will take and what inconveniences will the tenants have while this is going on, if any. Mr. Lowe noted there will be some inconvenience and the timeframe is probably a six month construction schedule. He noted they will start the process for signalization with Cook County but that is a lengthy process. Chairman Smith asked about snow removal and if that would cut any parking spaces off. Mr. Grieve noted that if there is another big snow like that the shopping center ownership would be looking at things of how much would be piled, where it would go and if it would need to be carted off. Chairman Smith asked about signage. Mr. Lowe stated it will be part of the application and the revised facade would provide and incorporate existing tenant signage into the new facade. There will be sign package provided for the Chase Bank and the facade improvements. Chairman Smith stressed the need to answer the question for the need of another bank. The Commissioners agreed the project was ready for an appearance meeting and then a public hearing. VILLAGE ZONING ORDINANCE — DISCUSSION OF REGULATIONS CONCERNING THE STORAGE AND SALE OF PROPANE AT COMMERCIAL PROPERTIES — WORKSHOP 91 Commissioner Weinstein rejoined the meeting at this time. Mr. Pfeil presented an overview of the matter, noting that the Village has received a request from Blue Rhino to install propane storage cages at Dominick's stores and the BG Pantry on Dundee Road. Commissioner Myer asked if there was really such a demand in the Village for propane distribution. She also questioned whether a Dominick's or Walgreens really had the expertise or necessary safety standards for such storage. Commissioner Bocek noted her biggest concerns were with the safety and aesthetics. Commissioner Weinstein said he felt there was a lack of demand in his opinion and there were ample locations already in Buffalo Grove or the surrounding areas for such sales. He noted he is not too concerned with safety issues but that it was aesthetically unattractive and it would be something to look at. Chairman Smith asked if it was Blue Rhino asking for this or Walgreens. Mr. Pfeil commented that Blue Rhino initiated the request pertaining to the Dominick's stores and the BG Pantry, and Walgreens has recently confirmed that the company is interested in selling propane at its stores. Commissioner Cohn questioned whether there would be any benefit to the community if propane is available at more locations than where it is currently sold. Mr. DePaz, representing Walgreen Co., stated that the company has a contract with Blue Rhino. He indicated that the questions being raised by the Commission will be addressed by Walgreens. Commissioner Stark asked for information concerning where Walgreens currently sells propane and documentation about the consumer demand for propane in the Buffalo Grove area. He suggested that zoning regulations for this use should be as strict as possible, and there should be limitations on the number of locations where propane is sold. Commissioner Weinstein noted projected sales information or demand would be a great help. The Commission concurred that staff should continue to work on ordinance amendments for consideration, and Blue Rhino and Walgreens should provide information about market demand for the product. CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil said that the next meeting would probably be scheduled for one of the regular meeting dates in August. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Myer, seconded by Commissioner Khan and carried unanimously to adjourn. Chairman Smith adjourned the meeting at 9:22 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: ERIC SMITH, Chair