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2016-09-21 - Planning and Zoning Commission - Minutes09/21/2016 MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD, BUFFALO GROVE, ILLINOIS ON WEDNESDAY, SEPTEMBER 21, 2016 Call to Order The meeting was called to order at 7:31 PM by Commissioner Eric Smith Public Hearings/Items For Consideration 1. O-2016-44 Consider Approval of a Variation for a Six Foot (6') Solid Fence at 5 Cambridge Court (Trustee Berman) Julie Jacobson and Peter VanderHye, 5 Cambridge Court, were present and sworn in. Ms. Jacobson explained they bought the home in January and are in the process of renovating the house. They have two dogs that they would like to contain in the yard as well as reduce noise from barking. They also have water that pools in their yard and the contractor recommended a six foot solid privacy fence because it would be more structurally sound. They have spoken to the neighbors about their proposed fence and there were no issues. One neighbor removed their fence in anticipation of this fence being installed. There are two other neighbors in the cul de sac that have six foot fences. They also have kids from the neighboring subdivision that cut through the yard and the fence would eliminate that. Com. Cesario stated that there is a variety of fences in the cul de sac. However, so long as the neighbors are comfortable he is supportive of the request. Com. Goldspiel asked about the dogs. Ms. Jacobson explained one dog is a hound mix and the other is a lab mix. Both dogs weight 35 to 40 pounds. Com. Goldspiel asked if they had considered matching the color of the neighboring fence. Ms. Jacobson stated that they will be matching one of the colors. Com. Goldspiel stated that he is not a fan of a white vinyl fence. It can reflect too much light sometimes. He recommends matching the tan and white neighboring fence. Com. Lesser asked Mr. Sheehan if the only need for the variance is due to the fence being solid. Mr. Sheehan confirmed that is correct. Com. Lesser advised the Petitioners that they could proceed without a variance if they chose a board on board style fence. He asked if they are concerned about the dogs jumping the fence. Ms. Jacobson responded that she is not as concerned about the dogs jumping the fence as she is in them escaping the yard through the fence. Com. Lesser asked about the gap that would remain between the proposed fence and the neighboring chain link fence. ms. Jacobson stated that if the neighbor did not remove the chain link fence, they would either hire a landscaper to maintain the area or purchase a weed whacker. There were no additional questions or comments from the Commissioners. There were no questions or comments from the audience. Ch. Smith entered the Staff Report as Exhibit 1. 09/21/2016 The public hearing was closed at 7:43 PM. Moved by Com. Weinstein, seconded by Com. Khan, to grant the variance to Fence Code, Section 15.20.090.C to allow a six foot vinyl privacy fence at 5 Cambridge Court. RESULT: ADOPTED [UNANIMOUS] MOVER: Mitchell Weinstein, Commissioner SECONDER: Zill Khan, Commissioner AYES: Smith, Cesario, Goldspiel, Khan, Lesser, Weinstein, Au ABSENT: Adam Moodhe, Matthew Cohn 2. O-2016-45 Consider Approval of an Amendment to Ordinance 2015-56 for Sky Fitness at 1501 Busch Parkway (Trustee Weidenfeld) Mr. Yan Belfor, Sky Fitness; Larry Heller, Sky Fitness; Douglas White, Project Manager; Joe Conway, Arco Murray; and Dennis Kulak, Architect, were present and sworn in. Mr. Heller reviewed the changes to the previously approved plan. They have removed the basketball court and replaced it with an outdoor pool on the roof. It is similar to the previous plan but the profile is slightly smaller. Mr. Kulak reviewed the proposed elevations and explained that the new parapet would screen the outdoor pool on the roof. The first floor will continue to be a swimming pool. They have removed the second floor basketball court and open exercise area on the mezzanine. There will be a single pool on the roof with a covered stairway. The proposed elevations are similar to the previously approved addition. Com. Goldspiel asked how much of the year the outdoor pool would be in use. Mr. Heller stated that the pool would be used for approximately six months of the year; May thro ugh November. The proposed screening would allow for continued use during the later fall season. Com. Goldspiel asked about the structural requirements for the roof pool. Mr. Conway explained that since the pool would be heavier, there would be additional support to the pool and pool deck. Com. Goldspiel asked if there would be a roof over the pool. Mr. Conway advised there would not. Com. Goldspiel asked if the changes would affect the swale. Mr. Conway stated no. Com. Cesario asked if the footprint of the proposed changes would be the same as the previously approved addition. Mr. Heller stated that the footprint would be slightly smaller. Com. Lesser is concerned about safety of the barrier surrounding the outdoor roof pool. Mr. Conway explained that the perimeter would have a four foot high parapet with the two foot wind screen on top, for a total of six feet. Com. Lesser asked if that was consistent with similar roof pools. Mr. Conway advised that the design is consistent with designs used for similar pools. Mr. Heller added that dozens of roof pools in the city only have a four foot barrier. Com. Lesser asked if the roof area would be monitored. Mr. Heller stated that there would be a full time attendant and children under 12 years old are required to have adult supervision at all times. Com. Lesser asked if the area would be video monitored. Mr. Heller responded yes. 09/21/2016 Com. Goldspiel asked about the noise that would be generated from the roof pool. Mr. Heller responded that the concept is a relaxation po ol. They are trying to provide an upscale resort type atmosphere. There will be spa-type music. They are located in the Industrial District. Com. Goldspiel asked if the noise would echo. Mr. Heller responded no. Com. Au asked about the hours of operation. Mr. Heller stated that they are currently open Monday through Thursday 5:00 AM-10:00 PM; Friday 5:00 AM-9:00 PM; and Saturday and Sunday 6:00 AM-6:00 PM. They would maintain these hours while the roof pool season is open. Com. Goldspiel asked if competitions would be held in the pool. Mr. Heller responded that the pool is not designed for that type of use. Com. Au asked if the pool would be rented for private parties. Mr. Heller stated that they are looking into that. There were no additional questions or comments from the Commissioners. There were no questions or comments from the audience. Ch. Smith entered the Staff Report as Exhibit 1. Mr. Heller added that they are trying to be an upscale facility and are competing with similar facilities in the area. The public hearing was closed at 7:58 PM. Moved by Com. Weinstein, seconded by Com. Cesario, to recommend to the Village Board approval of the amendment to Ordinance 2015-56 which granted Preliminary Plan approval with a variation from Section 17.48.020 of the Buffalo Grove Zoning Code for a side yard setback reduction in the Industrial (I) Zoning District. RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] Next: 10/17/2016 7:30 PM MOVER: Mitchell Weinstein, Commissioner SECONDER: Frank Cesario, Commissioner AYES: Smith, Cesario, Goldspiel, Khan, Lesser, Weinstein, Au ABSENT: Adam Moodhe, Matthew Cohn 3. (ID # 1689) Consider Approval of Amendment to the Existing Annexation Agreement Ordinance No. 90-55, as Amended by Ordinance No. 2007-55 Requesting Approval for a Rezoning to B3 Planned Business Center District with a Special Use for a Planned Unit Development and Approval of a Plat of Subdivision and Preliminary Plan with Multiple Special Uses and Variations for the 25 Acre Property at the Northwest and Southwest Corners of Milwaukee Avenue and Deerfield Parkway (Trustee Berman) 09/21/2016 Jim Arneson, Building Systems General Corp.; Phil Weightman, Building Design Group; Ricky Smith, R.A. Smith National; Louis Schriber III, Shorewood Development Group; and Dan Angspat, Shorewood Development Group, were present and sworn in. Mr. Arneson reviewed the proposed Woodman’s development. The proposed building elevations and construction materials were described as well as the car wash/gas station/lube center. He described access to the sites along Milwaukee Avenue and Deerfield Parkway. There is a proposed stoplight with pedestrian crosswalk on Deerfield Parkway to allow access to the north and south parcels. The proposed truck access would be along Milwaukee Avenue. Trucks would then turn around in the designated area in the northwest corner of the property and then re-enter Milwaukee Avenue. Refuse would also be contained on the backside of the building on the north end of the property. Truck deliveries would occur 20-30 times a day during the week with most deliveries taking place between 5:00 AM and 6:00 PM. One to two would occur between 8:00 PM and 10:00 PM. On the weekends there would be only two to three deliveries a day. The parking stalls would be horizontal to the front of the building with wider access aisle. They have found that this provides a safe means of access. They have enhanced the building elevations and added landscaping. The fueling stations are regulated by the State. He reviewed the strict State requirements. Woodman’s currently operates two unattended fueling stations in Illinois. The State material requirements for underground tanks were reviewed. The fueling station on the north lot, west of the grocery store, will be unattended all the time. The fueling station on the lot south of Deerfield Parkway will also be open 24 hours. This station will be attended from 7:00 AM to 7:00 PM. The lube center will be open 8:00 AM to 6:00 PM Monday through Friday; 9:00 AM to 5:00 PM on Saturdays and 10:00 AM to 3:00 PM on Sundays. The car wash will operate 24/7. All car wash operations will occur within the enclosed car wash. They are requesting multiple variations that include the car wash setback, parking lot and landscape setbacks, the canopy for the unattended fuel station, driveway width and parking stall sizes. Mr. Angspat reviewed the proposed 5.4 acre development on the southwest corner. The development would consist of three buildings. The eastern most building, Building A, will be a 30,000 square foot commercial/retail building with a drive-thru with 11,000 square feet of office space on the second floor. Building B will have two restaurants with one drive-thru and the third Building will be a bank with a drive-thru. They are requesting variations for the proposed signage and variations for the size of the parking stalls. The landscaping was also described. Com. Cesario asked about the enclosed car wash and what measures are being taken to ensure that someone does not get stuck within the car wash. Mr. Stilling advised that the Building Code would require an exit. Com. Cesario asked about the 18 foot parking stall widths. Mr. Stilling advised that the Village has been supporting the reduced width parking stalls. Over the years cars have gotten a little smaller and the reduced width permits the 24 foot wide aisle, which allows for customers to safely load vehicles while other vehicles are within the aisle. Com. Cesario is amazed that with the size of the proposed Woodman’s building that variations to the Sign Code are still required. He referenced page 46 of the packet agenda. Mr. Arneson advised that a man door will be located on each end of the car wash. Com. Khan asked about the timeline for Woodman’s to start construction. Mr. Arneson advised that once they begin, they anticipate the project being completed within 12 months. They are waiting for IDOT and Lake County Transportation to approve the road plan. Com. Khan asked if the proposed development accesses are in line with the future road improvements. Mr. Arneson stated they are and added that 100% of the 09/21/2016 improvements must be complete before opening. They will construct but are waiting on the approval from both IDOT and Lake County. Com. Khan asked when they can expect approval. Mr. Arneson explained that IDOT usually comments within 3 months from the time of submittal. However, they have been notified it could be up to 5 months. Com. Khan confirmed that road improvements would be to both Deerfield Parkway and Milwaukee Avenue. Com. Lesser asked what has been done to address his earlier suggestion of berming along Milwaukee Avenue and Deerfield Parkway to screen the parking that will be visible. Mr. Arneson responded that they have compensatory storage issues to finalize first. They need to know the exact locations of where they will be putting the compensatory storage. It appears that the compensatory storage will be contained on the north and west areas of Parcel 1. Mr. Stilling added that it also depends on the IDOT requirements. Com. Lesser would like to see the parking lots screened and asked if there were any changes to the south elevation of the building. Mr. Arneson believes that they will be able to provide some screening and does not believe there have been any changes to the south elevation of the Woodman’s building since the previous changes. Com. Lesser asked about the shared access of Parcel 2 with the development to the south. Mr. Angspat advised that they are in current negotiations with the developer of the property to the south. However, nothing has been finalized yet so there is nothing shown on the proposed site plan. Com. Cesario advised that any approval would be contingent on a cross access easement agreement and asked how many parking spaces would be lost. Mr. Angspat stated that four spaces would be lost. Mr. Stilling added that they exceed the required number of parking spaces on Parcel 2. Com. Cesario asked about the hours of operation of the tenants. Mr. Angspat is not sure because they are still negotiating with perspective tenants. Com. Cesario asked about the drive-thru. Mr. Angspat stated that both Building A and Building B would have a drive-thru with a ten car stack. Com. Goldspiel asked about the radius that Woodman’s would draw customers from. Mr. Stilling advised about a 30 minute drive. Com. Goldspiel asked if there will be cross access from the Woodman’s gas station south of Deerfield Parkway to Parcel B. Mr. Angspat responded yes. Com. Goldspiel asked about the rear setback requirements of the B3 District and the proposed location of Building A as listed on page 37 of the agenda item packet. He added that the Village needs to be sensitive to the residential properties to the south. Mr. Stilling advised that the setback requirements of B3 do not apply due to the property to the south being unincorporated Lake County and that a Planned Unit Development (PUD) can set the restrictions. Once the PUD is approved, they cannot make any changes without getting permission from the Village. Building A would be 18 feet from the MJK development site and 22 feet from the unincorporated residential properties. A lengthy discussion ensued concerning the setback requirements of the B3 District. Com. Weinstein confirmed that the car wash would operation 24 hours a day, seven days a week and that the gas station would become unattended after 7:00 PM in the evening. He asked what the demand is for a 24/7 car wash. Mr. Arneson is not sure. Mr. Stilling advised that there are several 24/7 car wash operations and that the Zoning Ordinance allows it. Com. Weinstein asked about the proposed signage for Parcel 2. Mr. Angspat confirmed that proposed sign A would be 25 feet in height and the second ground sign would be the same sign but 18 feet in height. 09/21/2016 Com. Lesser asked Mr. Stilling about the road improvements for Milwaukee Avenue and Deerfield Parkway and what is being done to ensure pedestrian safety between the two developments. Mr. Arneson advised that a new traffic light will be installed on Deerfield Parkway that will include a pedestrian crosswalk. Com. Lesser asked if there will be a crosswalk at Milwaukee Avenue and Deerfield Parkway. Mr. Arneson advised that it has been found not to be safe for pedestrians due to the size of the intersection. Ch. Smith asked about the underground fuel storage tanks and how they will be constructed. Mr. Arneson reviewed the State requirements for underground fuel storage tanks. Ch. Smith likes the design. Buildings A & B have a modern look but the bank is not the same. Mr. Schriber III explained that the proposed Chase Bank will have the Chase Bank branding. They have incorporated some of the proposed development elements into the building, but they have to make it work from a massing and materials standpoint. Ch. Smith asked if the proposed Chase Bank building is consistent with other Chase Bank locations. Mr. Schriber III responded yes. It is very similar to the Chase Bank located in the Buffalo Grove Plaza. They will work with staff to enhance the building to be more consistent with the proposed development. Com. Goldspiel asked if Woodman’s will have a bike rack installed. Mr. Arneson advised that bike racks are installed at all of the Woodman’s locations. Com. Goldspiel asked if there will be any bike paths installed. Mr. Stilling advised that there are existing bike paths in the area. Com. Goldspiel asked if the gas pumps on the north parcel would be the only unattended gas pumps. Mr. Arneson stated that the gas pumps on both the north and south parcel will be unattended. The pumps on the parcel will be unattended all the time. The pumps on the south parcel will be unattended after 7:00 PM. Com. Goldspiel asked about the State requirements for the gas stations and also asked what would happen if there was a fuel leak. Mr. Arneson explained the State require ments and explained that if there was a fuel leak, the fuel would work into the ground and then into the storm drains and into the detention ponds. There were no additional questions from the Commissioners at this time. Ch. Smith entered the Staff Report as Exhibit 1. Gina Larov, 20939 Dogwood Street, was present and sworn in. Gina is concerned that if there is a fuel leak, the spills will go into the water system. The gas station will be located next to the pond. If there is a spill, the fuel will go into the pond, then the creek and through their neighborhood. This development will create air pollution and noise pollution. They have already had to deal with a gas station nearby for many years. The proposed restaurants are acceptable, but not the gas station. It will be too dirty. Judi Ortiz, 20922 Dogwood Street, was present and sworn in. She is also worried about contamination of the ground water and creek. Getting in and out of their subdivision isn’t easy now and will only get worse. There are plenty of gas stations already located along Milwaukee Avenue. Pat Lisky, was present and sworn in. Pat asked about the proposed fence along the south property line. Mr. Arneson explained that the proposed 6 foot solid fence would extend along the entire south property line. Pat asked if the existing detention ponds will be able to accommodate the storm water. He stated that they overflow now when there is 09/21/2016 a heavy rain. Mr. Angspat responded yes. Pat asked about the noise from the car wash. Mr. Angspat advised that there will not be any noise from the car wash since all the car wash operations will be within the building. Judi Ortiz asked where the waste from the car wash will go. Mr. Angspat stated that the waste will not go into the ponds; it will be draining into the sewer lines and taken to a treatment plant where it will be treated. Debbie Connell, 2850 Dogwood Street, was present and sworn in. She asked how this development could be built in a floodplain. She cannot even put up a fence. She stated that they cannot make a left-hand turn onto Milwaukee Avenue now. It will get worse. Pat Lisky stated that he likes the idea about the cross access. That would allow them to get to the light on Deerfield and make the left hand turn onto Milwaukee Avenue. Aleksey Levy, 20939 Dogwood Street, was present and sworn in. He asked if there was a leak, would and alarm go off and who would be notified. Mr. Arneson stated that the alarm would immediately notify the Fire Department. Mr. Levy added that the development property is higher than their subdivision. The dirty and mud absorb the rain water now. He asked where the extra water would go. He also wants to see a 10 foot fence separating the properties instead of a 6 foot fence. Traffic is currently an issue and will only get worse. There are approximately three to five accidents in this area a month. He is also concerned about the floodplain. He asked how far the underground fuel tanks would be from the residential property. Mr. Stilling responded that the underground tanks would be 35 feet from the residential property lines. Com. Goldspiel asked about the ponds that overflow. Mr. Ricky Smith, R. A. Smith, explained that 98% to 99% of the proposed development is not in the floodplain. On the south parcel, only a 10 foo t to 20 foot strip along the south property line is in the floodplain. The proposed development would be gaining be gaining compensatory storage on the west and north sides of the north parcel. Mr. Levy stated that his question is not being answered about the flooding. Mr. Smith explained that the north parcel is a flat site. The water would drain into the storm sewers and then into the ponds. The ponds were original designed to accommodate an area larger than the proposed Woodman’s site. Mr. Schriber III stated that he hears the concerns that adding more pavement will add more flooding. What they are proposing is better flood management. Mr. Levy and Mr. Schriber III went on to discuss the flood management issues. Mr. Jeffrey Silverman, MJK Real Estate Holdings, was present and sworn in. Mr. Silverman advised that a study concerning the ponding system is underway and should be completed soon. He added that this is a great project for this intersection. He wants the Village to push for the cross access agreement with Shorewood Development and his project on the properties to the south of parcel 2. He wants to see a consistent application of permitted restaurant uses. His project was limited to a certain number of 09/21/2016 square feet for restaurants. The proposed drive-thru on Building A could cause a clogging point on the property. There is not enough room for a car to by-pass the drive-thru. He believes the proposed right in-out access on Deerfield Parkway for the south parcel may not be allowed by IDOT and Lake County. He also believes that the fence should start where the residential properties begin. His proposed signs were brought down to 25 feet in height at the Planning & Zoning Commission level, then reduced even further down to 18 feet at the Village Board. He does not see the need to a ground sign on Milwaukee Avenue. He believes this is a good plan but needs tweaking. Boris Larov, 20939 Dogwood Street, was present and sworn in. He advised that most of the residents in the Pekara Subdivision object to the proposed development. He submitted two letters and a group of signed petitions objecting to the development. Ch. Smith entered the signed petitions as Exhibit 2 and the two letters as Exhibit 3. Mr. Larov added that Parcel 2 was omitted from the published public hearing notice. Mr. Rick Silverman, MJK Real Estate Holdings, was present and sworn in. He stated that the plans with the Parcel 2 development were not submitted until today. The proposed Building A will be 36 feet high. The proposed 6 foot fence will not hide the building. The trash enclosures will back up to the residential properties. He also agrees that the right in-out will not be approved. Mr. Stilling responded that staff has worked with the developers on this project as they have with other projects. There are a lot of moving pieces involved. Maribel Granados, 20845 Catalpa Street, was present and sworn in. She believes that the development is too ambitious for the site. They are trying to cram too much into the space provided. Traffic will be a nightmare. She does not understand. There are people who live behind the proposed development. Their quality of life will be impacted. She is concerned for the safety of the residents as they do not have any sidewalks. Debbie Connell stated that their address is in Deerfield and asked if Deerfield has anything to say about the proposed development. She is concerned with flooding within the subdivision. Another resident who resides on Pekara Drive stated that the two ponds overflow now. He is concerned that the flooding will invade his house. He asked if more water will make them flood even more. Mr. Stilling stated that staff recommends approval with the conditions stipulated in the Staff Report. There were no additional questions or comments from the Commissioners. There were no additional questions or comments from the audience. 09/21/2016 The public hearing was closed at 9:46 PM. Moved by Com. Weinstein, seconded by Com. Au, to recommend to the Village Board to approve the Amendment to the existing Annexation Agreement Ordinance 90-55, as Amended by Ordinance 2007-55, requesting approval for a rezoning to B3 Planned Business Center District with a special use for a Planned Unit Development and approval of a Plat of Subdivision and Preliminary Plan with multiple special uses and variations, subject to the following conditions: 1. The proposed development shall be developed in substantial conformance to the plans attached as part of the petition. The plans for the bank building shall be revised to meet the required vehicle stacking; otherwise a separate variation is required. 2. Prior to the issuance of the final Certificate of Occupancy, the property owner shall grant an easement to the Village allowing for a Village entrance sign with related landscaping in a manner acceptable to Village and in accordance to the area identified on Woodman’s Preliminary Landscape Plan. 3. A final plat of subdivision shall be submitted. The plat shall dedicate the necessary right- of-way to accommodate the offsite roadway and intersection improvements, as shown on plans attached as part of this petition. 4. Any future modifications to the building elevations for Shorewood’s Development Parcel 2, including those modifications required as part of a tenant request, shall co nform to the Village’s Appearance Plan. 5. Prior to the issuance of a Certificate of Occupancy for Shorewood’s Development Parcel 2, the Owner of Parcel 2 shall grant the necessary easements to allow for future shared cross access to the property immediately to the south of Parcel 2 in a form acceptable to the Village and to the Owner. Com. Goldspiel believes that further engineering studies needs to be completed with regards to the detention ponds. He is also concerned with gas leaks and run offs at the pumps. He asked about a possible holding tank. Com. Cesario stated that Parcel 2 is new to the plan. He is concerned with the cross access and believes that the cross access should be clearly identified. He also believes that the storm water issues will be better managed under the development. He believes that the proposal is a great use for the property and he supports the proposal. Com. Lesser is pleased with the project. The storm water management was discussed at length. He would have liked more time to review the proposed parcel 2. With regards to the proposed ground sign at the corner on parcel 2, he would like to see it be more consistent with what has been approved> overall he is supportive of the project. 09/21/2016 Com. Au echoes the other Commissioners. She believes that the hours of the car wash and gas station may want to be limited to accommodate the nearby residents. She would also like to see cooperation between the two developers on the cross access issue. Com. Lesser added that it is critical that cross access exists between the two developments and that it is done in a way that is satisfactory to the Village. Ch. Smith also agrees with the other Commissioners. He added that the Planning & Zoning Commission did recommend approval of a 25 foot high ground sign for the MJK property to the south and is recommending a 25 foot high ground sign here. It is the Village Board that makes the final decision. There were no additional questions or comments from the Commissioners. There were no additional comments from the Petitioner. RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS] Next: 10/17/2016 7:30 PM MOVER: Mitchell Weinstein, Commissioner SECONDER: Amy Au, Commissioner AYES: Smith, Cesario, Goldspiel, Khan, Lesser, Weinstein, Au ABSENT: Adam Moodhe, Matthew Cohn Regular Meeting Other Matters for Discussion None. Approval of Minutes 1. Planning and Zoning Commission - Regular Meeting - Aug 17, 2016 7:30 PM Moved by Com. Lesser, seconded by Com. Khan, to approve the minutes of the August 17, 2016 Regular meeting. RESULT: ACCEPTED [6 TO 0] MOVER: Scott Lesser, Commissioner SECONDER: Zill Khan, Commissioner AYES: Smith, Cesario, Khan, Lesser, Weinstein, Au ABSTAIN: Stephen Goldspiel ABSENT: Adam Moodhe, Matthew Cohn Chairman's Report None. Committee and Liaison Reports None. Staff Report/Future Agenda Schedule 09/21/2016 Mr. Stilling advised that Ms. Woods had a baby boy. She will be returning in December. The next regular meeting may be cancelled. There currently are no pending applications. Metro Storage will be constructing a building at the southwest corner of Busch Parkway and Deerfield Parkway. They meet all the zoning requirements. The Link Farm/Didier project is expected to go to public hearing in November. Public Comments and Questions None. Adjournment The meeting was adjourned at 10:03 PM Chris Stilling Director of Community Development APPROVED BY ME THIS 21st DAY OF September , 2016