2000-05-03 - Plan Commission - Minutes PUBLIC HEARING
BUFFALO GROVE PLAN COMMISSION
May 3,2000
Belmont Village,Proposed senior citizen assisted living facility,
Buffalo Grove Town Center,4.51-acre site north of Town Place,adjacent
To Buffalo Grove Road and IL Route 83,Amendment of a Planned
Unit Development(P.U.D.) and Preliminary Plan and change of
B-5 sub-district designation from Commercial to Residential and
Approval of building elevations and materials and conceptual landscape plan
Chairman Ottenheimer called the hearing to order at 7:30 p.m. in the Village Council
Chambers, buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove,
Illinois. Chairman Ottenheimer read the Notice of Public Hearing as published in the
Buffalo Grove Daily Herald, explained the procedure to be followed for the public
hearing, and swore in all persons who wished to give testimony.
Commissioners present: Chairman Ottenheimer
Mr. Samuels
Mr. Trilling
Ms. Dunn
Mr. Feldgreber
Mr. Johnson
Mr. Panitch
Commissioners absent: Mr. Smith
Also present: Mr. Harold Francke,Piper Marbury Rudnick&Wolf
Mr. Stephen Brollier, Belmont Corp
Mr. Michael Werthmann,Kenig,Lindgren, O'Hara
Aboona,Inc.
Mr. Timothy Nelson,Allen L. Kracower&Associates
Ms. Kathy Farr,Belmont Corp
Mr. Dwight Trostle,Cowhey Gudmundson Leder, Ltd
Mr. Michael Werchek, Werchek Builders
Ms. DeAnn Glover,Village Trustee
Mr. Jeffrey Berman, Village Trustee
Mr. William Raysa,Village Attorney
Mr. Richard Kuenider,Village Engineer
Mr. Robert Pfeil,Village Planner
The following exhibits were presented by the petitioner at the public hearing:
Exhibit 1: Aerial photograph of site
Buffalo Grove Plan Commission-Public Hearing-May 3,2000 Page- I -
Exhibit 2: Town Center Sub-District Map
Exhibit 3: Preliminary Site Plan
Exhibit 4: Building Rendering
Exhibit 5: Material Sample Board
Exhibit 6: Summarization List of Culver's Restaurant
Mr. Francke stated they have appeared at three workshops to date and they would now
like to walk through the site plan and specifically respond to the issues that have come
out of the workshops. They would also like to respond to some of the issues that have
been raised by staff in the most recent memorandum. They would also like to explore
information about a user for the outlot. He stated they are excited about the fact that the
petitioner has signed a letter of intent with Culver's to establish a restaurant on the outlot.
Ms. Farr stated assisted living is a need driven business. The customer is typically 82
years of age,renting a residence within the community where they are provided a variety
of services. As a senior housing operation there are basically three spectrums. There is
independent living and nursing home care and in the middle is assisted living which
provides housing for seniors who are frail but not ill. They do not need nursing home
care or medical care but rather care with some of the activities of daily living.
Ms. Farr noted that the Chicagoland area has the third largest senior population in the
country. That is expected to rise five times faster than the entire population, growing to
approximately 460,000 seniors by the years 2003. Based on the U.S. census, of this •
population you will have approximately 137,000 people who are in need. There are only
3,000 existing assisted living units to meet this need and those are on average 98 percent
occupied. She further stated they analyzed the Buffalo Grove area using a 9-mile ring
around the site and they also had an outside study done by an independent market
demand firm that used a 5-mile ring and 3 mile ring. Within this 9-mile radius they
found there are 8,700 seniors in need of assisted living. There are only 575 assisted
living units now to meet that need.
Ms. Farr noted the outside independent firm who studied the market is called Strategy
Planning Associates. They looked at a radius of 3 and 5 miles. They found that within a
3-mile ring there were 232 seniors in need and that grows to 288 by 2004. That is the
number of people within the 3-mile ring. There are also people that will come from the
outside. Their assumption is that 60 percent of demand would come from within the 3-
mile ring and there would be another 40 percent outside of that 3-mile ring. There are
only 114 units of supply within the 3-mile ring. The 5-mile ring shows 601 people in
need, which grows to 725 by the year 2004. The assumption on this is that 80 percent of
the people that would come to the community would come from the 5-mile ring and then
you would get another 20 percent outside of that. Within that additional 2 miles they
Buffalo Grove Plan Commission-Public Hearing-May 3,2000 Page-2-
found another 100 units for a total of 214 units that are supplying 601 people. The
conclusion that the firm came to is that there is a need for this facility and that this project
has merit.
Ms. Farr stated this site has health care nearby, which is important to the facility. You
also have the Town Center that provides a variety of services and convenience retail
operations to benefit the residents. There are also residential and places of worship
surrounding the site, which are important to the residents.
Ms. Farr stated they believe this project is consistent with the mixed-use plan for this
area. It is a great transitional use for the area if you look at the uses that surround the site.
She further noted Mr. Pfeil's memo indicates that this project would be a benefit to the
community and would also benefit the TIF.
Ms. Farr stated Belmont Corp is a Houston based company, which develops, owns and
operates assisted living communities and they are marketed and known under the name
Belmont Village. They are a wholly owned affiliate of Secured Capital Group which is a
multi-billion dollar company traded on the New York stock exchange that provides very
good management oversight and funding for projects.
Ms. Farr stated they now have four communities in operation, three under construction,
two communities nearing construction and they also have several communities that are in
planning now both in Chicago and in northern and southern California. She reviewed the
proposed facility based on other facilities they operate.
Mr. Stephen Brollier stated the site plan consists of two lots. The first is a 4.5 acre parcel
for the assisted living facility and a 1.62 acre parcel for the outlot development. Within
the site plan there are 81 parking spaces which has 8 landbanked spaces and 7
handicapped spaces. The actual size of the spaces is 18 1/2 x 9 and the drive aisle is 26
feet. They also show proposed and existing sidewalks that will be provided on the
project. He reviewed all of these sidewalk areas. He noted they are showing fencing
locations, noting several outside areas that are closed off. The fencing is a 6-foot high
fence combination of ornamental metal and columns. The columns are the same color
brick as the building. All fire lanes are now listed on the plans and are a result of
preliminary discussions with the Fire Department. Their concern was with the ability to
access all sides of the building and they are comfortable with what is reflected on the
plan. The Fire Department also located fire hydrants for the project.
Mr. Brollier stated the entrance into the project off of Route 83 has been reflected. He
noted there is a letter from IDOT noting it is acceptable to enter the project from Route
83 with some minor modifications such as revised striping, alignment with the
subdivision across the street and approaches and radii consistent with that street. IDOT
has raised a question concerning how the outlot user would access to the site and they
feel they can accommodate that concern. IDOT has also asked them to be as far from
Route 83 as possible. He noted they are currently at 70-75 feet.
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Mr. Brollier stated the engineering plan has been approved with the exception of the
paving section for the entrance road into the project which was deficient. In addition the
paving on the site was slightly deficient. They have now modified those deficiencies to
be consistent with the Village standards.
Mr. Brollier stated the original detention plan has been revised to enlarge the pond to
accommodate the undrained elevation. In addition to that they have revised the plan to
match the existing level of the detention facility that is currently between the
condominium projects.
Mr. Brollier stated they were required to do a wetlands investigation study on the project.
It was determined there are three very small locations probably caused by whatever has
taken place on the site over the last several years. Because these threes minor areas are
below the minimum .25 acre coverage, no mitigation is required and they will have to
submit for a category 1 wetlands permit which is in essence only a formality.
Mr. Brollier stated they have now matched the actual brick of the Town Center. They
have lightened the roof composition. They have maintained the semiticious siding and
the wood trim pieces. They have added coining details which are the stepped out corners
of the brick at the gable sections of the building. They have added shutters on the third
floor siding area. They have also included decorative balcony pieces on the second and
third floors which gives a very varied look to the project. All of this works consistently
with the condominium project and the retail portion of Town Center.
Mr. Brollier stated the landscaping plan was reviewed by the Village Forester who begins
by saying that the developer is in compliance with the landscape ordinance. One
question raised by him was the size of the trees. The Village Forester has asked them to
consider looking 4-inch trees. He proposed that the Village Forester and the developer's
landscaper get together to select certain trees to be enlarged to 4 inches in certain areas.
In that way,their landscape budget may still be kept to reasonable limits.
Mr. Werthmann stated he would speak on two issues brought up by staff The first is the
adequacy of the number of parking spaces provided. There are a total of 158 units with
81 parking spaces, 8 of which will be landbanked. That is a parking ratio of 0.51 parking
spaces per unit. He noted they feel this is more than sufficient. Several national
publications have done parking generation surveys for this type of facility. ITE indicates
the average peak demand for an assisted living facility is 0.31 parking spaces per unit.
Further, based on a suggestion at one of the workshops they surveyed the Sunrise assisted
living facility. That facility is approximately one half the size of the proposed
development. They have 78 units and they provide a total of 41 parking spaces, which is
a parking ratio of 0.52. He noted they are basically providing the same parking ratio as
that of the Sunrise facility. They surveyed the facility on a Sunday and a weekday and
found their peak parking demand to be 24 spaces which comes out to 0.32 parking ratio
which is consistent with what they have found in their own surveys as well as the ITE
conclusions. Based on all of these surveys they feel very comfortable with the 81 spaces
being able to provide for the peak demand of Belmont Village.
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Mr. Werthmann noted one of the concerns with IDOT was whether they would allow
access on Route 83. The letter from them now indicates they have no problem with the
access as long as it is lined up with the street across the way. They would like the
developer to eliminate the median island in the middle of the access drive. This will not
be a problem. They require a left turn lane which will be provided. They would like, if
possible, to move the access drive a minimum of 100 feet from Route 83. Currently they
are about 75-80 feet from there. IDOT understands the predicament and although they
would like to see more, they have no problem with it as is. The reason they have no
problem with it remaining as is because the facility generates a very minimal amount of
traffic. Secondly, the amount of traffic on this new road will also be very minimal.
Lastly, the location is such that this development will not have left turns that need to wait
to turn into the site. Therefore, they do not have to worry about the left turns backing out
into Route 83. IDOT's real concern is the eventual access drive for the outlot parcel
which they would like to see at a minimum of 100-150 feet from Route 83.
Mr. Francke noted that Mr. Pfeil's memo indicated that if this gets to the point of Village
support of the project and an ordinance is drafted, there needs to be some kind of
provision for what might happen with a possible reuse of the facility. He noted this
would not be a problem. He stated there is also a request for information about the
outdoor trash enclosure. He stated it will be totally enclosed and they have no difficulty
in working with staff on that issue. Mr. Pfeil's memo also notes there has been no
submittal of a plan for outdoor lighting. He stated it would be no problem to submit a
lighting plan in the future prior to approval of the plan.
Ms. Farr stated they have been working diligently to find a user for the outlot. She stated
they have now signed a letter of intent with Culver's Restaurant who is interested in this
site. It is a family oriented restaurant and will be a good use for this site and a good
compliment for the neighborhood.
Mr. Michael Werchek stated Culver's is a relatively new chain in the Illinois area. He
distributed and reviewed a Culver's packet of information. He stated Culver's expects
their major growth to be in northern Illinois in the next few years. He noted the
restaurant has quite a following. He stated Culver's area of growth would be limited so
they can control the quality and make sure that the stores are up to their standards. He
stated he feels strongly in the company. The quality, cleanliness and overall attitude of
the employees are stressed. He further stated that Culver's currently has 1.2 million
dollars in sales and are currently a little over 1.4 million dollars per store, which has
exceeded every other chain for sales per store. He noted the restaurants are only open
from 10:30 a.m. to 10:00 p.m. Culver's is more of a destination restaurant and so they
feel they can afford to be somewhat off the beaten track which is what this site provides.
He further noted they would expect to do at least 2 million-dollar volume at this site. He
noted the average Culver store takes about 1.2-1.4 acre site in order to be able to put the
4,500 square-foot store in and to park same adequately. He noted detention will be
picked up by the assisted living facility and therefore they have the entire site to be able
Buffalo Grove Plan Commission-Public Hearing-May 3,2000 Page-5-
to put the building,parking, and landscaping in. Mr. Werchek stated he feels they will be
an asset to the community.
Commissioner Johnson asked about the timing of the proposed development of the
commercial use in relation to the development of the assisted living center.
Mr. Wercheck stated they would start as quickly as they could depending upon the
Village and staff. However, there are some corporate issues that need formal approval.
The biggest problem may be the colors that Culver's usually goes with. They could not
get those colors approved in Vernon Hills and it is this sort of thing that would need to
get approved by corporate.
Commissioner Johnson noted his concerns along those lines are that it has been assumed
all along that the linch pin for development of the Belmont Village facility is the
development of the commercial site. He stated he is glad to see this proposal come
forward, but if the commercial aspect were to fall through, he would have a'concern with
the remainder of the project going forward.
Commissioner Johnson stated he wants to disclose for the public record that in his
professional capacity has had prior contact with both Mr. Francke and Mr. Wercheck.
However,he is able to put those matters behind him.
Commissioner Johnson asked about a walking path from Buffalo Grove Road.
Mr. Brollier stated there is currently an existing sidewalk on Buffalo Grove Road. As
Route 83 is essentially the entry of the facility and most residents will come and go from
this side,he does not really know the importance of such a sidewalk.
Commissioner Johnson stated he agrees with the assessment but he views the addition of
a sidewalk in that location as adding to the comprehensive walking path for the overall
facility and tying in this development with the rest of the Town Center facility. In that
regard he would like to see such a sidewalk.
Mr. Brollier stated it is not a problem.
Commissioner Trilling asked if Mr. Wercheck was aware of the easement running across
the property.
Mr. Wercheck stated yes. He stated they have talked to the Belmont Corp engineers and
they have come to the conclusion it could either be rerouted or if it happens to be where
the parking lot is,they could have it in the parking lot.
Commissioner Trilling asked if it is the petitioner's intention to amend the P.U.D. for the
4.5 acres only tonight and to leave the 1.6 in its current zoning.
Mr. Francke stated they will defer to staffs recommendation on that.
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Mr. Pfeil stated the entire property, including the outlot, is now zoned in the commercial
sub-district so they really need to take their petition for the assisted living facility and
redesignate it to residential. Therefore, the 1.6 acres would remain commercial but it has
no site plan approval and it would have to come back to the Plan Commission at a future
time.
Commissioner Trilling asked what the depth of the commercial outlot is and where the
100 feet requested by IDOT would occur.
Mr. Werthmann stated they are about 70 feet from Route 83. He pointed out the area
they would have to work on to bring it to the 100 feet IDOT is requesting. He stated with
the size of the lot, it should not be a problem.
Commissioner Trilling asked about the dumpster location for the assisted living facility.
Mr. Brollier pointed the location.
Commissioner Trilling asked if the location might be moved slightly away from the main
road and inset more within the site.
Mr. Brollier stated they would try to do something and in any case would have the
location tastefully screened.
Chairman Ottenheimer asked what material the fence will be made of.
Mr. Brollier stated it is ornamental iron with brick columns.
Chairman Ottenheimer asked if the petitioner would have restrictions on trash pick ups
and delivery times.
Mr. Brollier stated they have the ability to schedule those. He noted they try to have their
deliveries happen from 9:30 am. to 2:00 p.m. The trash pick up is contingent on the size
of dumpsters. They have no dumpster pick up early or late in the day. It is also
scheduled so that it happens during the daylight hours.
Chairman Ottenheimer stated he shares Commissioner Johnson's views concerning a
recommendation for this project without the site plan for the restaurant.
Mr. Pfeil stated whatever the Plan Commission does, the Village Board also has that
decision as to whether they want to approve a P.U.D. amendment without the Culver's
being completely planned. He stated he would have to refer that to the Village Attorney.
The Plan Commission needs to assess whether it seems like the Belmont project can be
effectively planned without knowing exactly how Culver's will layout. If it is believed
Belmont could be planned the way it is at this point and Culver's could come back and be
compatibly folded in, the Commission could proceed and complete the hearing on
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Belmont, knowing Culver's will be reviewed in the future. If the Commission is not
comfortable,the recommendation could include a provision to have the Culver's planning
catch up to the Belmont planning.
Commissioner Johnson stated he has no problem with approving this site plan contingent
upon the commercial use as it has been presented. The plan would appear to be
sufficiently within the Plan Commission's control so that it will adequately be folded into
the overall plan. He noted his bigger concern is not the site plan as much as the
continued viability of that use. He stated he is concerned with maintaining the unity of
the proposal in the eventuality that the restaurant somehow goes away.
Mr. Raysa stated he just asked the two Village Trustees if they believe the Board would
approve Belmont without Culver's being finalized. The answer was absolutely no.
Commissioner Samuels noted he does not think the Commission can make a contingent
vote.
Mr. Raysa stated it could be made subject to assurement. You can approve the subject
development subject to approval of the outlot.
Commissioner Samuels noted his agreement with Commissioner Johnson that some
element of assurance is necessary, but he does not know if it should specifically be made
subject to approval of that particular restaurant.
Mr. Francke stated he agrees with Commissioner Johnson. However, there is a
distinction between finalizing before the Culver's and the concern with tying it together
and what happens if it does not succeed. Those are two different inquiries and he would
ask the Board to consider resolving it in some manner that achieves the goals of the
Village, but at the same time is reasonable to the petitioner, recognizing that Belmont has
been working with the Village and staff for quite some time. Realizing that Culver's is at
the very preliminary stages and will take quite some time before they are even in a
position to resolve just the site plan issues, their concern is that they will have a problem
if they cannot proceed before everything is tied down. This is saying that Belmont is on
hold for at least the next 4-6 months. He noted he would rather see the issue addressed
by saying this project is approved as a whole and if for some reason Culver's does not go
forward, these are the ramifications.
Commissioner Trilling stated he does not believe this discussion should occur during the
regular meeting as to how to proceed.
Mr. Raysa stated that if the Plan Commission were to approve the site plan, that approval
would not go to monument signage shown on the site plan. Also, he suggested more
testimony be given as to the need for the variations.
Mr. Francke stated they are seeking a variation for the density because this is not a
typical residential development. It is perceived in some communities as non-residential
Buffalo Grove Plan Commission-Public Hearing-May 3,2000 Page-8-
entirely. In terms of impact, they have tried to evidence through testimony why the
variation is justified. The height variation is based upon the standard that sets the
prototype which includes the cupola.
Mr. Brian Rubin, Vice President, Buffalo Grove Chamber of Commerce, stated he is
expressing a serious concern that 4.5 acres in the B-5 Commercial sub-district be rezoned
residential and requiring variations from the zoning ordinance. He noted the petitioner is
a quality company with an excellent reputation and a quality product. The Buffalo Grove
Chamber of Commerce would welcome them but not at this important commercial
location. Culver's is welcome but not at the expense of removing over 6 acres from the
sales tax rolls. The Village of Buffalo Grove has lost in the last decade alone over 44
acres of property in the Village's Comprehensive Plan designated as commercial. This
does not even include the significant acreage of commercial property in the Village's
Comprehensive Plan that was lost to neighboring communities.
Mr. Rubin noted that over 8 percent of the Comprehensive Plan commercial property has
been lost. This is all the more reason to hold on to what is left. We have already rezoned
from commercial to residential for assisted living on Route 22. The result of the loss of
this commercial property and sales tax revenue is to further increase the real estate tax
burden on the individual residents of Buffalo Grove.
Mr. Rubin stated the prior plan for this property of a hotel and banquet facility would
have produced $150,000 per year alone in room tax. The banquet facility would have
produced an estimated$67,000 in additional sales tax which includes the Village's home
rule sales tax. We now are presented by Culver's which produce approximately $30,000
to $45,000 in sales tax revenue. The budget in the Village is funded by over 25 percent
in sales tax revenue due to the businesses in this Village, not including the hotel room
tax. That is in excess of 25 percent, but for the sales tax producing businesses and
existing hotel,would have to come from the residents of Buffalo Grove.
Mr. Rubin stated the loss of commercial property means higher individual real estate tax
bills. The Village of Buffalo Grove has a Comprehensive Plan which the Plan
Commission spent a great deal of time and effort on developing. The Village seeks input
from residents, school districts, park district, library, Chamber of Commerce, businesses
and many others in the process of developing this plan every five years. Now we are
asked to scrap the designation shown on this property and asked to scrap the underlying
zoning classification.
Mr. Rubin stated the Buffalo Grove area Chamber of Commerce asks that the
Commission not stray from the carefully thought out Comprehensive Plan without solid
justification and noted what is in the best interest of the Village as a whole. That is the
function and role of the carefully drawn out Comprehensive Plan. He also stressed that
the current Comprehensive Plan has only been in place one year.
Mr. Rubin further urged that an approved site plan for Culver's be in place before this
matter goes further, as was the majority opinion of the Village Trustees at their July 12,
Buffalo Grove Plan Commission-Public Hearing-May 3,2000 Page-9-
1999 meeting. The minutes of the July 12th meeting are clear. This referral was made on
a vote of 5 to 1, 4 of the 5 votes sending this petition to the Commission placing a
condition on the referral that there would have to be simultaneous construction of a
restaurant on the 1.62 acre portion of the property.
Mr. Rubin noted that there might be corporate issues with this site plan for Culvers. It
also appears that the petitioner, in lieu of the restaurant going ahead, wishes to offer
money to be held in escrow until the petitioner goes through the motions of finding a
different suitable tenant if this restaurant does not go through. This amount of money
does not come close to the amount the Village would lose in revenue if the restaurant
were not to go through.
Mr. Rubin asked what happens to this facility if operation should cease. He asked if it is
suitable for conversion to apartments or condominiums or a hotel, or is it more likely that
it would remain vacant until it was torn down.
Mr. Gerald Levy, President of Town Place Condominium Association, stated he is very
much in favor of the assisted living plan. He noted Mr. Rubin's valid comments but
stated that despite all the efforts made for Town Center, it has not been what anyone
wished it could have been. Town Center at this moment shows relatively little promise to
make a change. When speaking of a loss of revenue, it is usually from profitable
investments. He noted the hotel and banquet hall, which never amounted to anything.
He stated he cannot believe that a 1.6 acre out parcel and 4.5 residential site plan will
make or break this Village in any way. He noted there is now an opportunity to go
forward with a project that will bring stability and beauty to this area. It cannot hurt
anything, but it can enhance the area. The fact of the matter is that there is now an
opportunity to develop a vacant lot which no one has been able to come forth and due
within the last ten years.
Ms. Diane Garber stated she is a resident in the Cherbourg homes across Route 83. She
noted her concerns with the proposed development. She stated it appears that the demand
in this neighborhood is far more integral to Mr. Rubin's comments that the lack of retail
space will ensure the Village is able to attract fewer and fewer retail entities. This would
cause Buffalo Grove residents to shop elsewhere. This is a serious issue for the tax base.
Ms. Garber further stated there is a very different taste profile in Wisconsin versus
northern Illinois and she would ask Culver's to review their statistics for their restaurant.
She stated she hopes the Commission chooses not to go forward with this project.
Mr. Francke stated some of the comments raised by Mr. Rubin were addressed in the
workshop meetings. He stated they discussed the concept of abandoning commercial use.
They did go into great detail about the percentage of what this land means in terms of the
commercial tax base. He stated they have talked about the fact that in 1980 and through
the 80's, this parcel was actually planned by the Board and the Plan Commission as a
residential parcel. It was zoned for residential use up until 1987. It was changed to
Buffalo Grove Plan Commission-Public Hearing-May 3,2000
Page-10-
office use in 1987. It was only 2-3 years ago that the proposal came in for the
hotel/banquet facility.
Mr. Francke stated they had previously indicated that the economy has just gone through
the longest economic upturn in the market with a strong market. Yet, throughout that
period of time, the plan approved in 1997 for a hotel has amounted to nothing. He noted
they have indicated the reasons why many commercial users have passed on this site.
Mr. Werchek today noted why other restaurants have taken a pass on this site.
In summary, Mr. Francke stated you only have to look at the properties around this parcel
and how they have developed to see a change in circumstances. It is heavily residential
and the Town Center properties are obviously not doing well. He further noted the length
of time the property has remained vacant, doing nothing for the TIF, which directly
impacts the Village, the local school districts, or the park district. Those are the changed
circumstances.
Commissioner Johnson stated his prior contact with Mr. Francke has been as Village
Attorney for the Village of Green Oaks. Mr. Francke has represented clients on several
developments in Green Oaks. He noted that Mr. Werchek has also been involved in
developments in Green Oaks.
There being no further comments or questions from anyone else present, Chairman
Ottenheimer closed the public hearing at 9:35 p.m.
Respect ally sOmittted,
Fay I&ub' , kecording Secretary
Y: --
LESTER OTTENHEIMER, Chair
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