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2004-10-06 - Plan Commission - Minutes Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 10/06/2004 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION October 6, 2004 Twin Creeks Park, 401 Aptakisic Road, Buffalo Grove, Illinois 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. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Teplinsky Mr. Stark Mr. Cohn Commissioners absent: Mr. Samuels Mr. Khan Also present: Mr. Michael Rylko, Executive Director, BG Park District Mr. John Green, Groundwork Ltd. Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Site Plan revised August 13, 2003 Exhibit 2: Preliminary Landscape Plan revised September 14, 2004 Exhibit 3: Picture of Uses, untitled and undated Exhibit 4: Building Plan and Elevations dated September 14, 2004 Exhibit 5: Engineering and Grading Plan dated September 14, 2004 Exhibit 6: Alternate Hole #8 Layout Exhibit 7: Civic Site Plan dated September 14, 2004 Exhibit 8: Preliminary Elevations dated August 20, 2003 Exhibit 9: Lighting Cut Sheets and Color Renditions Exhibit 10: Building Plan and Elevations Exhibit 11: Memo to the Plan Commission from Mr. Pfeil dated October 1, 2004 Mr. Green noted the Commission had given a positive recommendation for approval of this plan approximately one year ago. The reason they are back now is because they have added another feature to the park. In adding that feature to the park, it made a modification to the site plan which is important to review and it has also identified a couple of variations that would work with that modification. Mr. Green stated the site is currently open and has been graded for field use a number of years ago. The site is bounded on the east by an existing creek and also a second creek traversing westerly to easterly along the southern third of the site. Mr. Green stated the primary difference in the new plan is an element entitled miracle field which has been added. This is a quarter of a circle, 140 foot radius, which is a solid surface ball field. That field has been incorporated into the center of the site. As a result of that incorporation, the building that had been located toward the center of the site has been moved to the north. The playground that had been located to the north has been moved into the inside of the L of the original building. The building has been turned 90 degrees so that that L still exists but the maintenance portion of the building is on the north side and the classroom and washroom wings are now extending to the south. In addition, the urban safety town area has been consolidated in size. It has been narrowed in width and the design has been more refined so that all of the elements that are necessary in safety town are now incorporated in a smaller area. Mr. Green stated the miracle field is designed and intended to provide an opportunity for children and adults with disabilities to be able to participate in the active sport of softball or baseball. Nothing on this field is allowed to have a grade in excess of 2 percent and should be as close to 1 percent as possible so that it is fully accessible throughout the infield, outfield, and pitcher's mound. It is important in developing a park to meet all the needs and uses of this type of program to ensure that the entire park will be fully accessible. They had to work with the grading to ensure that all of the access points, parking, routes to classrooms and washrooms and drop off and pick up area would all be able to meet all of those needs. They had to do that while not raising any of the grades within the southern portion of the site which has portions in the flood plain are and they are not permitted to reduce the amount of available compensatory storage. In fact they are increasing the storage as part of this program by designing retaining walls around the miracle field which is part of the variation. The playing area, viewing area and back stop areas are all in the lower level and then they have wrapped the walkway around so that you raise up to 16 inches. The washrooms and classrooms are immediately north of that. The safety town access is from the building to the east. Safety town will be enclosed and they are proposing an 8 foot high cyclone fence which will require a variation. Mr. Green stated the primary use of the maintenance building has not changed and that is to be used mostly for storage of a number of park district things. The children that are dropped off for safety town are directly at the classroom. Mr. Green stated that with this new configuration they have been able to create a full Buffalo Grove standard cul-de-sac turnaround in front of the building. They have widened the walk there and they have a flush curb there for 2-3 vehicles. They will put a series of bollards in there about four feet apart so that cars and vehicles will not casually drift onto the sidewalk The parking lot which now really functions for the rest of the site is south of that and is a standard Village parking lot without variations. They have requested, however, that the parking lot surface be less than one foot above the high water level. That is in part because this is flood plain and they are dealing with existing grades and the inability to lift any of the grades above where they already exist. Mr. Green stated the stormwater detention area has gotten significantly larger on the revised plan. This is because when the miracle field was added the grading needed to be modified, and the plan now provides a more gradual slope to the detention area. With the inclusion of the disc golf they also wanted to make sure they were able to use that as part of their design opportunity for the golf so they expanded it so that it moves down very gradually. They continued to move it down until they get to the backdrop along the east side. They have then created a berm along the south end of the detention. They used that to design a slightly rolling terrain around it so that it is working with the disk golf which now has 9 holes. The detention facility for the Village owned land immediately to the south abuts the southern boundary of this property and has been incorporated into the design. They continue to work with Mr. Boysen who stated his primary concern is access directly adjacent to the reservoir and the park district has agreed they would build the necessary cyclone fence along there and they will actually modify hole #8. Mr. Green stated they have had to work very closely with the Stormwater Management Commission. They are actually creating more compensatory storage than already exists. They have received some feedback requesting adjustments on three items and that will be worked on. Mr. Green stated they are still losing only one tree on this plan. However, they are replacing and adding an additional 24 trees and relocating 20 trees. Mr. Green reviewed the building elevation and noted that wherever light is sought to get inside the building, they are doing with ambient panels so that you don't get hot and cold spots. The primary material is split face block and a heavily textured shingle. With the large area of the roof they wanted something tied into the feel and flavor of the building. The masonry belt will now continue all around the building. He further noted there are lights located on site for the parking lot and a few other sites and all will be cut off style light fixture. There will be two light poles at safety town and two at the miracle field. Commissioner Kenski-Sroka asked for comments on Mr. Kuhl's memo who is concerned about the proliferation of ash trees and the insects associated with that. Mr. Green stated they have indicated they would be willing to change the ash trees for high bred elms. Commissioner Teplinsky asked if the parking on the plan is sufficient and if there are enough handicapped parking spaces. Mr. Green stated yes. He noted there are two more parking spaces on this plan than the original plan. They have also added handicapped spaces and all of this is the reason they went to a full circle turnaround and a lengthy drop off flush opportunity. Commissioner Bocek noted the meeting room was also called a classroom and asked what the room is really for. Mr. Green stated it would be used for both purposes. Commissioner Bocek stated she would like to know the specific uses that were approved given the number of parking spaces approved. Mr. Pfeil stated the floor plan is one of the exhibits along with supplementary information in which they are representing a certain mix of uses at this time. If that is changed and there is the effect of a higher parking requirement, that would be reviewed by the Village and depending on the level of change it might come back to the Plan Commission or it may be more of an administrative approval. Commissioner Stark asked why an 8-foot fence around safety town is important. Mr. Green stated it is for vandalism purposes. Commissioner Stark asked what made the Park District decide to put in a miracle field. Mr. Green stated there is no facility like this that exists in the immediate area. There is a definitive need for this facility. Commissioner Stark asked if there might be flooding or ponding problems on the field due to its lack of grading. Mr. Green stated no. He noted it has been graded between 1-2 percent. The grading is continuous toward the detention area so it will have a continuous runoff toward the detention. Commissioner Stark asked how tall the park building will be. Mr. Green stated it will be somewhere around 25 feet tall. Commissioner Stark asked if the 8 foot chain link fence around the reservoir is sufficient for any safety issues. Mr. Green stated that is the feedback they have gotten. It is his understanding that it does not have to come out 60 feet from the building and it should extent a bit further to the east. They will continue to work with Mr. Boysen on his needs. Commissioner Kenski-Sroka asked if there will be a grant given and what the time line is for this proj ect. Mr. Green stated this project, if approved, will go forward in the spring. He further noted the Park District did receive a $380,000 grant. There being no further comments or questions from anyone else present, Chairman Ottenheimer closed the public hearing at 8:25 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair Board or Commission: ❑ Plan Commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 10/06/2004 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSON October 6, 2004 Zoning Ordinance, Title 17 of the Municipal Code, consideration of Amendments concerning telecommunications facilities, including Personal wireless services, antennas and towers Chairman Ottenheimer called the hearing to order at 8:25 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. Smith Ms. Kenski-Sroka Ms. Bocek Mr. Teplinsky Mr. Stark Mr. Cohn Commissioners absent: Mr. Samuels Mr. Khan Also present: Mr. John Green, Groundwork, Ltd. Mr. William Raysa, Village Attorney Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner The following exhibits were presented by the petitioner at the public hearing: Exhibit 1: Memo from Robert Pfeil to the Plan Commission dated October 1, 2004 Re: Proposed Text Amendments Exhibit 2: Memo from Robert Pfeil to the Plan Commission dated October 4, 2004 Re: Additional Amendment to Special Use section of Village Zoning Ordinance Mr. Pfeil stated the reason for the proposed amendments is due to the fact that the Village has received inquiries from various telecommunication providers, and in some cases actual petitions for telecommunication facilities. The typical proposal is in the form of a free standing antenna tower of rather tall heights. The Village currently does regulate telecommunications and tower type installations which are generally special uses in various districts of the current ordinance. The proposed amendments refine and update requirements to better define the terms that are used and standards and other aspects of controlling and regulating towers and other antenna type fixtures. The basic proposal is a new Chapter 17.34 to the Zoning Ordinance which would set forth the various standards and regulations for communications facilities including towers and antennas. The regulations have the effect of basically regulating as a special use all free standing towers that are 60 feet or greater. If it is less than 60 feet in non-commercial it would not be regulated as a special use. Mr. Pfeil stated that the single-family and multi-family zoning districts would allow towers as special uses on government and public utility properties. In the B-1, B-2, B-5, O & R and mixed use districts towers would not be allowed. In the B-3, B-4 and Industrial Districts towers would be allowed as special uses. In the Industrial District an 80 foot tower height would be the permissible height. The setbacks that would apply would generally be height of the tower from non-residential boundaries of a particular site. For situations where residential property is the abutting land use the setback would be two times the height of the tower. Mr. Pfeil stated that the proposed amendments would allow antennas and similar installations as permitted uses in the R-1 through R-9 Districts on public buildings, quasi-public buildings and public utility buildings. In the B-1, B-5, O & R, Industrial and mixed use Districts antenna facilities on buildings would generally be allowed on all properties. They would be limited to no more than 15 feet above the roof or 15 feet from the wall of buildings but they would also be regulated by the Village Appearance Plan. Although zoning wise they would be permitted uses, there would be review by the Appearance Review Team of each facility on an existing building or proposed building. Mr. Pfeil stated that proposed Chapter 17.34 sets forth the special use and the other requirements that would be part of an application for a free-standing tower. Quite a bit of documentation is required of the petitioner, including a statement concerning the need for a proposed tower, an inventory of towers in the area and justification for a proposed facility at the particular location and height. There are many design parameters and proposed text that would review appearance, color, compatibility with adjacent properties and, in the event of abandonment, how the facility would be removed and paid for. Mr. Pfeil further stated the other proposed amendment is Section 17.28.040.13 of the current special use regulations where they are recommending that part of the special use text be deleted because it talks about no written findings of fact be required whereas all special uses, and particularly the proposed language for proposed telecommunications facilities would indeed have findings of fact. Mr. John Green, representing the Park District stated the Park District wanted to say for the record that they know this was stimulated by the original request by the Park District that is still pending. The Village staff has done a remarkable job. There is no such thing as a perfect ordinance which is why there are provisions for variations and this ordinance creates those opportunities and those provisions. He stated they believe it is a good measuring tool from which to begin and they look forward to moving forward under this ordinance and believe that can be accomplished successfully. Commissioner Cohn asked if a Finding of Fact will need to be prepared only for a negative recommendation. Mr. Pfeil stated he believes it would be required for either a positive or negative recommendation. Mr. Raysa stated that is correct. The federal statute specifically says Findings of Fact supported by substantial evidence is required. Commissioner Cohn asked what situations would not require any Findings of Fact. Mr. Raysa noted the original Section 17.28.040.13 was added about ten years ago and that language is out of date in today's market especially because of Klaeren that specifically requires Findings of Fact in any Special Use. Therefore he has recommended to the Plan Commission to delete the requirement in sub-section B as far as Findings of Fact. He is recommending that section be deleted, Commissioner Teplinsky noted that some of the requirements in the ordinance require the petitioner to present certain documentation such as the proposed tower will not interfere with existing transmissions and that they are complying with applicable FCC regulations, etc. He asked if the intent of this is to have the petitioner come up with his own affidavits to that effect or will we be looking toward some sort of expert evidence or testimony by the petitioner. Mr. Pfeil stated his expectation has been that telecom providers and carriers will be able to produce documentation that they have communicated with the FCC and they have articulated in writing to the Village that these are the pertinent requirements and we are meeting them. He stated he does not know to what extent petitioners would bring in expert witnesses other than the actually employees of the carrier and also whether the Village would need expert testimony. In some cases the Village may need to do that depending on the complexity of a particular issue. Mr. Pfeil further stated he would anticipate that we need to have the representations in writing in a timely manner that can be circulated to our technical professions such as the Fire Department, Police Department and in some cases, Northwest Central Dispatch or anyone in the communications arena who should be able to have a chance to comment on a proposed tower and get on record that it would not conflict with any of their public safety activities. There being no further comments or questions from anyone else present, Chairman Ottenheimer closed the public hearing at 8:42 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair Board or Commission: ❑ Plan Commission Document Type: 0 A e g nda 0 Minutes Meeting ate: 10/06/2004 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION October 6, 2004 Buffalo Grove Park District, Twin Creeks Park, 401 Aptakisic Road Preliminary Plan concerning Development Ordinance and Floodplain Ordinance variations, site plan modifications and Appearance review Zoning Ordinance, Title 17 of the Municipal Code, consideration of Amendments concerning telecommunications facilities Including personal wireless services, antennas and towers Jacobs Homes,Annexation with zoning in the R-4 District and Approval of a Preliminary Plan, 16808-16878 Deerfield Parkway (the Lee property)—Workshop #1 Chairman Ottenheimer called the meeting to order at 8:42 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Ottenheimer Mr. Smith Ms. Kenski-Sroka Ms. Bocek Mr. Teplinsky Mr. Stark Mr. Cohn Commissioners absent: Mr. Samuels Mr. Khan Also present: Mr. John Green, Groundwork Ltd. Mr. Mike Rylko, Executive Director, Park District Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner APPROVAL OF MINUTES Moved by Commissioner Kenski-Sroka, seconded by Commissioner Smith to approve the minutes of the special meeting of September 8, 2004. All Commissioners were in favor of the motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Kenski-Sroka attended the Village Board meeting on October 4, 2004. The Board referred the petition concerning a proposed medical building at the northeast corner of Buffalo Grove Road and Deerfield Parkway. The design of the building and the zoning were the issues identified by the Board. Commissioner Bocek said she attended the ART meeting at 6:30 p.m. this evening regarding the Twin Creeks Park plan for Safety Town and the maintenance building. Mr. Green, as the Park District's planner for the project, addressed the issues raised in the ART discussion. There will be wall-mounted lights at each building entry. The east elevation will be modified to incorporate the masonry base on the other sides of the building. BUFFALO GROVE PARK DISTRICT, TWIN CREEKS PARK, 401 APTAKISIC ROAD, PRELIMINARY PLAN CONCERNING DEVELOPMENT ORDINANCE AND FLOODPLAIN ORDINANCE VARIATIONS, SITE PLAN MODIFICATIONS AND APPEARANCE REVIEW Moved by Commissioner Teplinsky, seconded by Commissioner Smith to recommend approval to the Village Board of the petitioner for a Preliminary Plan in the R-1 District with the following variations: Development Ordinance— Section 16.50.040.C.3: To allow a two (2) foot vertical wall instead of a 4:1 side-slope for a portion of the stormwater detention facility; Section 16.50.040.D: To allow the low point of the parking area to be at the high water elevation of the stormwater detention basin instead of one (1) foot above the high water elevation; Floodplain Ordinance — Chapter 18.20.010.F. — To allow the low point of the parking lot to be at the floodplain elevation instead of one (1) foot above the floodplain elevation. The proposed plan includes the Safety Town facility, a "miracle" ball field, a playground, game area, disc golf course, parking area, and a building of approximately 10,000 square feet. Commissioner Smith stated this project was previously approved minus the miracle field which is something that is obviously unique and very much needed. This is a chance for Buffalo Grove to be known for something very worthwhile and he will wholeheartedly support this plan. Chairman Ottenheimer praised the Park District and Mr. Green for an outstanding job and a beautiful park. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Smith, Bocek, Kenski-Sroka, Teplinsky, Stark, Cohn, Ottenheimer NAPES: None ABSENT: Samuels, Khan ABSTAIN: None The motion passed 7 to 0. ZONING ORDINANCE, TITLE 17 OF THE MUNICPAL CODE, CONSIDERATION OF AMENDMENTS CONCERNING TELECOMMUNICATIONS FACILITIES, INCLUDING PERSONAL WIRELESS SERVICES, ANTENNAS AND TOWERS Moved by Commissioner Kenski-Sroka, seconded by Commissioner Teplinsky to recommend approval to the Village Board for consideration of amendments to the Buffalo Grove Zoning Ordinance, Title 17 of the Municipal Code, concerning telecommunications facilities, including personal wireless services, antennas and towers. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Smith, Bocek, Kenski-Sroka, Teplinsky, Stark, Cohn, Ottenheimer NAPES: None ABSENT: Samuels, Khan ABSTAIN: None The motion passed 7 to 0. Mr. Raysa asked if the motion was a recommendation of approval for Chapter 17.34 and also the deletion and the amendment to the Municipal Code. Chairman Ottenheimer stated yes. JACOBS HOMES, ANNEXATION WITH ZONING IN THE R-4 DISTRICT AND APPROVAL OF A PRELIMINARY PLAN, 16808-16878 DEERFIELD PKWY (THE LEE PROPERTY)—WORKSHOP#1 Mr. John Green stated this is a 6.9 acre parcel for which the developer is requesting a single family development with a straight R-4 zoning and no zoning variations. The site is located on the north side of Deerfield Parkway, approximately 600 to 800 feet east of Buffalo Grove Road. Immediately to the east of the site is the south leg of the Westchester Estates development which is also zoned R-4. Hidden Lake Village is across Deerfield Parkway to the south of the site. Hidden Lake Village is a multi-family townhouse development. A stormwater pond of 5 to 6 acres is located north and west of the site; this facility serves all of Westchester Estates and Westchester, Phase 11. Mr. Green stated the parcel being presented tonight was planned at the time the Westchester development was proposed. It is the completion of that parcel. The proposed minimum lot size is 8,750 square feet, which is the R-4 minimum area. However, the proposed plan has an average lot size of over 10,000 square feet. Old Barn Court currently exists and extends northeast from the northeast corner of this subject site. The right-of-way to extend Old Barn Court onto the site was created at the time the Westchester development was created. He stated they are using that access point. Mr. Green stated they have used the streetscape that was intended for the development and have also created the access directly out to Deerfield Parkway so that there are dual access points for public safety purposes. Deerfield Parkway is in the process of being expanded to four lanes. When those plans are available they will coordinate their design with those specific plans. He further noted it is his understanding that directly opposite where they propose to bring the road out back onto Deerfield Parkway will be a raised barrier divided road. That will limit this to a right in, right out opportunity. Since it is designed primarily as an emergency opportunity they feel that is fine and will eliminate the desires or need for it to be used or considered for cut through traffic. Mr. Green noted they have tried to work with the valuable amenity of the existing pond on both the north and east side. Their site plan tries to make this be a of that overall community feel. They have created their own retention facility at the southwest corner of the subject site so that it interplays with that existing detention/retention facility allowing it to completely wrap around and enhance that existing feature. Mr. Green discussed the two comments in the initial staff report regarding the fact that a pedestrian access opportunity should probably be created to the retention lake. On Lot 19 they have the opportunity to expand the width of the right-of-way so that a direct access point can be created there so that people who like access to the lake will have an access point in the middle. The other element is to provide some sort of landscaping along Deerfield Parkway where Lots 1 and 8 abut Deerfield Parkway. He stated they will be respecting the side yard setback requirement there and will enhance it with berming and landscaping as part of the basic package in addition to the standard and normal streetscaping that is required. Commissioner Bocek noted concern that Old Barn Court will absolutely be a traffic cut-through and she asked if there might be a more creative way to do this street. She also expressed surprise that no advantage is being taken of the most prime part of this parcel which is around the cul-de-sac backing up to the detention pond. She noted the cul-de-sac could be moved to the east to fit more homes in that area. Mr. Green stated they looked at that and decided that the best opportunity was to wrap the lake all the way around and provide a doable opportunity for some of the lots. He stated they did not want to have a feel of just looking down to a backdrop of homes when you look down the cul-de-sac. There are probably some density disadvantages for them in doing the extension this way but they wanted to have the feeling of openness and so they extended it all the way through to the end. He stated they will be getting a traffic report done and they will talk to the traffic engineer about the entrance as well as the police and fire departments. Mr. Green stated he would be very concerned about cut through opportunities here but the fact that this parcel is being created and the access is being created where Deerfield Parkway is about to expand fully and in a location where it is proposed a divided highway has eliminated most of those concerns. Commissioner Bocek asked about the price point. Mr. Green stated these homes will be $700,000 to $850,000. Commissioner Bocek stated she feels the houses may be slightly too close together, especially in this price range. Mr. Green stated that is another reason why they wanted to create a sense of openness. Commissioner Bocek asked the sizes of the houses. Mr. Green stated the houses will run between 3,200 to 4,500 square feet. Commissioner Stark asked if there will be fencing between the homes here and the houses on Hidden Lake Drive. Mr. Green stated they are not proposing to develop fencing as part of the package. He stated they also have to talk to the Village Forester about some of the trees along that east lot line. Many of them are not quality trees but there may be some that are worth keeping so they tried to design those lots so that some of that opportunity would exist. Commissioner Kenski-Sroka noted there would be a number of children added to the school district here. Mr. Green noted they are looking at adding children to the school district in accordance with the standards that would be established. However this is consistent with the program and usually the school districts plan their population based on what is programmed for a community. Ms. Terry Moons stated this plan is consistent with the long range planning done by their demographer. She noted one concern with the width of the street for school buses which needs to be wide enough. Mr. Green stated the following items will be addressed at the next workshop: 1. Traffic report 2. Review street width 3. Topographical and grading reports 4. Landscape plan 5. Information on Deerfield Parkway improvements CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil said that the next meeting is scheduled for October 20, 2004. PUBLIC COMMENTS AND QUESTIONS -None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Kenski-Sroka, seconded by Commissioner Smith and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 9:12 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair