Loading...
2004-03-17 - Plan Commission - Minutes Board or Commission: ❑ Plan commission Document Type: ❑A e g nda 0 Minutes Meeting ate: 03/17/2004 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION March 17, 2004 Bank of America, 55 Lake Cook Road Approval of a Preliminary Plan in the B-2 District 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. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Khan Mr. Teplinsky Mr. Stark Mr. Cohn Commissioners absent: None Also present: Mr. Sidney Mathias, Attorney Mr. George Boddy, Jones Lang LaSalle Ms. Patricia Holden, Bank of America Mr. Ray Kennedy, Gensler Architects Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer 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: Preliminary Site Plan dated March 3, 2004 Exhibit 2: Rendering of Elevation dated February 25, 2004 Exhibit 3: Sample Materials Board dated March 17, 2004 Exhibit 4: Color rendering perspective dated February 25, 2004 Exhibit 5: Memo from Robert Pfeil to Plan Commission dated March 12, 2004 Exhibit 6: Community Impact Pioneering Products and Services dated March 17, 2004 Mr. Mathias stated there would be testimony given which seeks approval of their preliminary plan and it will incorporate the items previously discussed at all the other meetings. He stated they are requesting two variations as set forth in the Notice of Public Hearing. One variation is to allow fewer than the six stacking spaces for customer service area in the bank's drive in and another variation in the development ordinance concerning the design of the stormwater detention facility. Mr. Ray Kennedy of Gensler stated there is an existing right in, right out along Lake Cook Road, which will remain intact. Along McHenry Road they have shifted what originally was a full access point on the southern end of the property further south to align with the medical facility across the street. From an internal circulation standpoint they have parking along the front of the facility on McHenry Road as well as a few parking spaces close to the building along Lake Cook Road. The internal circulation will allow for two-way circulation that runs along the front of the bank with one way circulation along the back that leads through the drive through area itself. The drive through area is designed so that they have three lanes. Two of the lanes have teller positions and the third lane is for ATM use. There is a bypass lane that will allow for traffic to flow around the bank if you are not actually using the drive through lane itself. Mr. Kennedy noted the ordinance requires six stacking spaces per teller position. He further noted their position is that they have three lanes which have two teller positions within each lane so the three lanes will be moving twice as quickly and hence they have 18 stacking positions for the three lanes that are shown. Mr. Kennedy stated the second variation relates to the detention area. The ordinance calls for a dry detention condition. This detention has been designed so that there is always water within this area under normal conditions and hence the difference between what the ordinance requires. Mr. Kennedy reviewed the changes to the plan since the last meeting, noting the building has now incorporated more of the cast stone element to the front of the storefront system so they do not have storefront running from ceiling to floor but have the cast stone continued all the way across. The second feature is they have added additional columns to break up some of the linearness of the glass front so that it becomes more consistent with the rest of the facility per the ART committee's comments. Mr. Kennedy noted that since the last meeting the bank has agreed to tone down the red awning, replacing it with a much more neutral color. Further, the sloped roof has now been carried all around the facility as well as continuing the cast stone around the facility. They have added corning conditions along the sides to further distinguish one edge of the building from what is more of the entrance to the facility itself. Lastly, they have lowered the height of the pitched roof on the drive through area so as to break down the massiveness of this element so that there is more of a primary and secondary focus to the elements on the drive through area. Commissioner Khan asked if the design here must be a dry bottom detention pond instead of a retention pond. Mr. Kuenkler stated either is permitted by the ordinance although there are just different standards for dry bottom ponds versus ponds with permanent pools. Mr. Kennedy stated they are asking that this be allowed to be a wet pond condition, which means that the way that it drains and the way it allows water to be retained is a different condition than if you had a dry situation. It is basically a difference in the piping. Commissioner Khan noted he sees the 100-year flood plan encroaching the driveway and asked if this should not be another variance. Mr. Kuenkler noted there is some fill in proposed in the flood plain and there is a small compensatory equivalent storage area provided. Commissioner Samuels asked what it is about the detention design that requires a variance. Mr. Kuenkler stated it would be the pond depth, safety shelf, aerator and the level area that is normally around the pond as well as the side slope which would need to be varied if you want to have a permanent pool. Commissioner Samuels asked if the bank's design requires variances on one or all four of those criteria. Mr. Kuenkler stated it would be required on all four. Commissioner Samuels asked The Village Engineer if there would be any safety issues here with a wet detention area with a retaining wall and no safety shelf. Mr. Kuenkler stated it seems to him for the size of the basin that is required and its configuration, the permanent pool type basin does not really fit as evidenced by the number of variations. Just a standard dry basin pond, which is present on the site today, would be a better fit. Commissioner Samuels noted that even with the three lane double teller situation and stacking there is not enough stacking per ordinance. Mr. Kennedy pointed out that the whole area in the rear could technically be used for stacking because that is the only purpose going on there and it is not interfering with the normal circulation. Commissioner Samuels asked if additional single file stacking behind the three lanes counts towards the overall count. Mr. Pfeil commented that this is not the typical configuration that that the Village sees on proposed bank plans. He noted that the probably provides enough stacking for the proposed operation. The stacking layout does not technically meet the Zoning Ordinance standard as interpreted by the Building Commissioner. The two most recent bank developments approved by the Village have five rather than six spaces but they are more conventional in their layout. Commissioner Samuels stated that given the two variation requests and the fact that they have ten parking spaces above what is required by the ordinances, it seems that what they are doing is optimizing the site design for the bank's design desires where the ability might exist to design it without variations if the space were reallocated. Therefore they are creating their own need for variations, which is not something to be encouraged. Mr. Kennedy noted that although the parking count does meet and exceed the Village's requirements, the number of parking that is shown is more in line with what the bank would like to see at a facility of this size. Ms. Patricia Holden of Bank of America noted it is important to understand the bank has designed the parking based on what they believe to be their customer's needs. They want to make sure the customers have the flexibility to either go into the store or to use the drive through. They have designed the building based on the information they have received from their customers. Commissioner Samuels noted he would typically be very much in favor or more parking than required by the ordinance. However, in this case you are creating a situation that requires a steep wet bottom detention with a retaining wall. If the site were reconfigured with fewer parking spaces and more detention availability, that need might go away. Therefore it is the tradeoff that he is questioning. Commissioner Samuels stated it is his opinion that with the exception of changing the canopy from red to white, the previous iteration of the building is a better-looking structure than the current one. Commissioner Stark asked what the benefit is to having a wet detention versus dry. Mr. Kennedy noted it is not so much a benefit as a different way to retain the water. Commissioner Stark asked for some input on the recent news reports of fines assessed on Bank of America by the SEC for improper practices and Fleet Boston. Ms. Holden noted that their chairman has discussed both of the fines. The fact is that they have cooperated from the very beginning on the investigations and have fired numerous employees over the initial allegations. The last thing that Bank of America wants to have take place is running afoul of any of the laws, which is why they took swift action before any of the divisions of the federal government started. They have apologized to their stockholders and have on their own told their stockholders and mutual fund holders that they would seek restitution. They will do that and spend the next five years giving back to their customers in lower fees. Commissioner Teplinsky noted, as a member of the ART committee, that the rendering before the Commission is certainly a product of compromise and the committee was very happy with the compromise that Bank of America put forth. He asked what Bank of America has to offer the Village of Buffalo Grove and why they feel the bank will be successful where it is located. Ms. Holden stated Bank of America made the decision to come into the consumer banking business in the State of Illinois about one year ago. She stated they have made an approximately $176,000,000 commitment to branch banking in the Chicagoland area with approximately 50 new stores that they will be opening. They believe other banks in the area do not offer the services they will be offering. They have recently purchased Fleet Boston, which makes them truly a bank for America. Commissioner Smith asked if the curb cut on Route 83 and the alignment with Northwest Community Hospital has been formally approved by IDOT. Mr. Mathias stated there has not been formal approval yet but there have been ongoing discussions and they have preliminarily indicated that this would be their preference. Commissioner Smith asked if there would be any problems if the curb cut were not allowed. Mr. Kennedy stated they would then just go back to the original location for the curb cut. Commissioner Smith asked if that would not be a problem for the bank. Mr. Boddy stated their preference is to maintain a full access point for as long as possible up until whatever time IDOT might choose to bring a median block. It might then need to go as a right in, right out and they would have to address that issue once IDOT gives its approval or denial of a full access point. Commissioner Smith asked what stage the intergovernmental agreement with Wheeling was at. Mr. Mathias stated they are just at discussions now and there has been no final decision on their part one way or the other. Commissioner Smith asked what happens if Wheeling does not like this project. Mr. Pfeil stated the agreement does have a provision that both communities have the right of approval over the site plan, so both communities would need to negotiate through the pertinent issues with the petitioner as part of the process. He noted that the Village of Wheeling has not expressed any concerns about the site plan during Buffalo Grove's review process. Commissioner Cohn noted the 100-year flood plain encroaches on the driveway and asked what needs to be done to compensate for it. Mr. Kuenkler noted they have a small area that would need to be filled to construct a driveway and immediately south of the proposed driveway they have an area where they have excavated and it is basically one for one. Commissioner Kenski-Sroka noted 21 parking spaces of the 29 proposed spaces abut McHenry Road and asked if there was any way to break up this large expanse of parking and eliminate one or two spaces while adding some additional landscaping. Mr. Boddy stated the site has been difficult to work with and the bank's standard number of parking for this type of facility is 40 parking spaces. The 29 that they have are a significant number below what they would like to have. The number they have come up with comes from a lot of history that shows how the bank is used and how many parking spaces are ideal to be able to adequately service their customers. Their preference would not be to reduce the parking any further than what they have now. Commissioner Khan noted the proposed detention pond will have two retaining walls and will hold 30 inches of water under normal conditions but 8 feet under 100 year flood conditions. He stated he is therefore concerned with the pond not having a safety ledge especially as the retaining wall is so close to the sidewalk. He stated he would be more inclined to approve of this design if they were to propose a wrought iron fence that goes on top of the retaining wall. Mr. Kennedy stated he would certainly be willing to address the safety issue here and confer with staff to add some kind of shield to the retaining wall. Commissioner Khan noted testimony has been given that Bank of America is presently in an expansion mode yet he has heard on the news that Bank of America is laying off 1,300 people. He asked for some kind of justification to address this issue. Ms. Holden stated this news item was probably related to the merger between Fleet Boston and Bank of America. She noted that through attrition and through this acquisition there would be people leaving the bank but there would be expansion in other areas. In the end there may be some layoffs taking place in some areas but there is net gain of over 800 new people who are coming to Chicago as a result of this expansion effort. Commissioner Bocek stated she feels the plan works very well and the changes made to the building elevation are positive. She asked if some planters or some additional landscaping could be put on the premises to make all that brick and mortar somewhat softer. Mr. Kennedy stated they could definitely address that issue. Typically the parking on the side is at the front of the facility. Because of the layout of the property itself, that is not shown. That is something they can address being conscious of security. Commissioner Samuels asked if this petitioner would be subject to the Village moratorium on banks if this proposal does not receive approval. Mr. Raysa indicated that the moratorium would not apply to this petitioner. Dr. Spiros Stamelos stated he previously rented this property to the gas station and asked if he has any rights here as owner of this property. He noted he realizes that BP Amoco can rent this property to anyone with or without his permission due to the nature of the lease but wonders if the petition should not perhaps check with him regarding the future of this property. Chairman Ottenheimer stated this sounds like an issue that involves him as the landowner and the user of the property. The Commission does not get involved with negotiations of any kind. Ms. Holden stated that on behalf of the bank they would be more than willing to sit down to discuss any issues with Mr. Stamelos. Dr. Stamelos indicated he would be repossessing the property in about 15 years when the lease is finished. He noted that he has always wanted to build a clinic on this property and felt that BP Amoco would be able to provide the water necessary better than he was able to do. Mr. Mathias stated the petitioner has worked very closely with the Appearance Review Team and the Commission and as a result of that many problems have been solved with a good compromise for both the Village and the petitioner and he requests the Commission to approve this project. Commissioner Smith asked for the petitioner to respond to Dr. Stamelos. Mr. Mathias noted the bank is aware of the situation, as they are a sub-lessee of BP Amoco. Once the lease is over they will either have to renegotiate a new lease or vacate the premises. Commissioner Khan asked what happens to the building if the owner wants his parcel back at the end of the lease. Mr. Mathias stated he would have to check the lease but whatever the petitioner's responsibilities would be under the lease they would have to fulfill them. In general under leases if someone were to vacate, the building would probably remain on the premises. Chairman Ottenheimer suspended the public hearing at 8:50 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: 03/17/2004 Type of Meeting: PUBLIC HEARING BUFFALO GROVE PLAN COMMISSION March 17, 2004 Joy of the Game Baseball & Softball Academy 1455 Busch Parkway Special Use for a recreation use in the Industrial District Chairman Ottenheimer reconvened the public hearing at 9:00 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 hearing and swore in all persons who wished to give testimony. Commissioner present: Chairman Ottenheimer Mr. Samuels Mr. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Khan Mr. Teplinsky Mr. Stark Mr. Cohn Commissioners absent: None Also present: Mr. David Mandel, Full Count Enterprises, LLC Mr. Craig Katz, Full Count Enterprises, LLC Mr. Dave LeCavalier, Van Vlissingen Company Mr. William Raysa, Village Attorney Mr. Richard Kuenkler, Village Engineer 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: Memorandum from Mr. Robert Pfeil to the Plan Commission dated March 12, 2004 Mr. Craig Katz stated they are asking the Commission to approve a special use permit for 1455 Busch Parkway so that they can operate a baseball and softball training facility at that location. It is currently zoned Industrial and they are asking for a recreational use on the property. He stated he believes they meet all the criteria for a special use. The special use will serve the public convenience at the location of the property and that the establishment, maintenance or operation of the special use will not be detrimental or endanger the public health, safety etc. Mr. Katz stated they are not making any alterations to the physical property on the outside. They are asking merely to develop the facility inside with batting cages and specifically to allow for the training of baseball and softball players of all skill levels and age groups. He stated the location, size and use of the special use and the nature and intensity of the operation in connection with the special use is appropriate and that the access is also appropriate. He noted they are not asking for any changes to the access, driveways or street access. Mr. Katz stated they do not believe they will be injurious to the use and enjoyment of other property around them. Across the lagoon is the Highland Park Health and Fitness Center and to the west is the Buffalo Grove Gymnastics facility. Their next door neighbor is the Marriott Lincolnshire which designs and repairs costumes and does some rehearsal work. Mr. Katz stated the nature, location, size of the building and structure involved will not substantially impede or hinder or discourage development. This is a preexisting location and they are not asking to develop anything other than what is there already. Mr. Katz noted adequate utilities, access roads and drainage are available and they are not making any alterations. Mr. Katz stated parking areas of adequate size for this special use are available. He noted they do not foresee more than 20 people in the facility at one time during their peak hours. That would be a whole team coming in to train at one time and generally speaking under those circumstances they carpool. He stated they have 24 spaces allocated to their location. In addition to those 24 spaces there is additional parking on the other side. He noted their hours of operation for the most part do not conflict with the other businesses in the area and consequently their spaces will probably be vacant when they are at their peak hours. He stated their peak hours are primarily from 2:00 p.m. on into the evening when the other businesses are unoccupied and they would therefore probably pick up unallocated extra parking at those times. Mr. LeCavalier stated this is an 8-unit building with 7 of the 8 units now being leased. The only shared wall is with the Marriott Lincolnshire Theater group. The other walls are adjacent to a shared interior dock. One common wall is warehouse to warehouse. The office of the Marriott does not abut 1455 Busch Parkway unit. Commissioner Teplinsky asked if the petitioner was planning on any restaurant facility. Mr. Mandel stated no accept for a couple of vending machines. He further noted they would have a pro shop. Commissioner Kenski-Sroka asked how many employees the petitioner would have. Mr. Mandel stated there would be about a dozen employees but at various times as many of the instructors have regular day jobs and do this in the evening or on weekends. They are available at various times on various days. He noted they would not have more than 7 people working at any one time at the absolute most. Commissioner Stark asked if there will be anything going on outside. Mr. Katz stated no. Chairman Ottenheimer asked if there will be pitching instruction and fielding instruction. Mr. Mandel stated yes. Chairman Ottenheimer asked what kind of surface that would be on. Mr. Mandel stated it would be on astro turf. There being no further comments or questions from anyone else present, Chairman Ottenheimer closed the public hearing at 9:12 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: 03/17/2004 Type of Meeting: ❑ Regular Meeting REGULAR MEETING BUFFALO GROVE PLAN COMMISSION March 17, 2004 Bank of America, 55 Lake Cook Road—Approval of a Preliminary Plan in the B-2 District Joy of the Game Baseball & Softball Academy, 1455 Busch Parkway Special Use for a recreation use in the Industrial District Final Plat of Subdivision —Niminski Resubdivision (936 Betty Drive) Review of Plan Commission Annual Report—January-December 2003 Chairman Ottenheimer called the meeting to order at 8:50 p.m. in the Village Council Chambers, Buffalo Grove Municipal Building, 50 Raupp Boulevard, Buffalo Grove, Illinois. Commissioners present: Chairman Ottenehimer Mr. Samuels Mr. Smith Ms. Bocek Ms. Kenski-Sroka Mr. Khan Mr. Teplinsky Mr. Stark Mr. Cohn Commissioners absent: None Also present: Mr. Sidney Mathias, Attorney at Law Mr. George Boddy, Jones Lang LaSalle Ms. Patricia Holden, Bank of America Mr. Ray Kennedy, Gensler Architects Mr. David Mandel, Full Count Enterprises, LLC Mr. Craig Katz, Full Count Enterprises, LLC Mr. Cavalier, Van Vlissingen Mr. William Raysa, Village Attorney Mr. Richer Kuenkler, Village Engineer Mr. Robert Pfeil, Village Planner Mr. Greg Summers, Associate Village Planner APPROVAL OF MINUTES Moved by Commissioner Smith, seconded by Commissioner Kenski-Sroka to approve the minutes of the public hearing of February 4, 2004. Commissioner Cohn noted an error on page 5, paragraph 4. All Commissioners were in favor of the amended motion and the motion passed unanimously. Moved by Commissioner Teplinsky, seconded by Commissioner Bocek to approve the minutes of the regular meeting of February 4, 2004. All Commissioners were in favor of the motion and the motion passed unanimously. COMMITTEE AND LIAISON REPORTS Commissioner Stark attended the Village Board meeting on March 15, 2004 and stated there was a vote on the ExxonMobil facility on Arlington Heights Road and Route 83. Several of the trustees had an issue with the car wash being open 24 hours. ExxonMobil representatives agreed to limit the hours from 6:00 a.m. to 10:00 p.m. With that modification the project passed unanimously. He stated there was also an ordinance establishing a temporary 180-day moratorium on the development of new banks and financial institutions, which was approved. BANK OF AMERICA, 55 LAKE COOK ROAD — APPROVAL OF A PRELIMINARY PLAN IN THE B-2 DISTRICT Moved by Commissioner Samuels, seconded by Commissioner Smith to recommend approval to the Village Board of the petition for approval of a Preliminary Plan in the B-2 Business District with the following variations: ZONING ORDINANCE — Section 17.36.040.G.2. ( to allow fewer than six (6) stacking spaces per customer service area for the bank drive-through facility); DEVELOPMENT ORDINANCE — Section 16.50.040.C. (concerning design of the stormwater detention facility), so that the petitioner may construct its proposed bank building of 4,387 square feet with drive through service lanes pursuant to the documents produced and the testimony given at the public hearing, subject to: 1. Addition of a protective measure such as a guardrail or fencing on top of the retaining wall along Lake Cook Road abutting the detention facility 2. Addition of some planting areas or boxes to the area in front of the building Commissioner Samuels stated he has a very real conflict on this matter. He stated the issues relate to the design of the site. He noted he has no problem with the use of the site. However, petitioner's design creates its own need for its variations. He stated the variations are not insignificant. If it were not for the fact that there is a moratorium on banks, he would vote against the proposal. However, he does not feel it is fair under the circumstances that this proposal came before the Village before there was a moratorium on banks and if defeated this bank will be subject to that moratorium. He will defer his decision until he hears more comments from other commissioners. Commissioner Teplinsky stated he is somewhat shocked that the owner of the property has not been involved at all in the process. If this plan is approved it may be something that will need to be dealt with in a more meaningful way down the line. He noted he likes the plan, the design and the use and he will be in favor of the motion. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Samuels, Smith, Bocek, Kenski-Sroka, Khan, Teplinsky, Cohn, Ottenheimer NAPES: Stark ABSENT: None ABSTAIN: None The motion passed 8 to 1. Commissioner Samuels noted that if it were not for the moratorium on banks, he would have voted no on this matter. Chairman Ottenheimer suspended the regular meeting at 9:00 p.m. Chairman Ottenheimer reconvened the regular meeting at 9:12 p.m. JOY OF THE GAME BASEBALL & SOFTBALL ACADEMY, 1455 BUSCH PARKWAY — SPECIAL USE FOR A RECREATION USE IN THE INDUSTRIAL DISTRICT Moved by Commissioner Samuels, seconded by Commissioner Khan to recommend approval to the Village Board of the petition for approval of a Special Use for a recreation facility in the Industrial District for the operation of a sports facility for baseball and softball training at 1455 Busch Parkway pursuant to the testimony produced and the exhibit presented. Commissioner Samuels stated he believes the testimony of the petitioner has established the necessary criteria of the Special Use within the Industrial District and sees no reason not to support the motion. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Samuels, Smith, Bocek, Kenski-Sroka, Khan, Teplinsky, Stark, Cohn, Ottenheimer NAPES: None ABSENT: None ABSTAIN: None The motion passed 9 to 0. FINAL PLAT OF SUBDIVISION—NIMINSKI RESUBDIVISION(936 Betty Drive) Moved by Commissioner Kenski-Sroka, seconded by Commissioner Smith to recommend approval to the Village Board of the Niminski Resubdivision — Final Plat of Subdivision, 936 Betty Drive. Chairman Ottenheimer called for a vote on the motion and the vote was as follows: AYES: Smith, Bocek, Kenski-Sroka, Khan, Teplinsky, Stark, Cohn, Ottenheimer NAPES: None ABSENT: None ABSTAIN: Samuels The motion passed 9 to 0. REVIEW OF PLAN COMMISSION ANNUAL REPORT OF JANUARY-DECEMBER, 2003 Moved by Commissioner Khan, seconded by Commissioner Kenski-Sroka to approve the Review of the Plan Commission Annual Report of 2003. The Commission voted by voice vote and all Commissioners were in favor of the motion. The motion passed unanimously. CHAIRMAN'S REPORT—None FUTURE AGENDA SCHEDULE Mr. Pfeil stated the next regular meeting would be held on April 7, 2004. PUBLIC COMMENTS AND QUESTIONS—None STAFF REPORT—None NEW BUSINESS—None ADJOURNMENT Moved by Commissioner Smith, seconded by Commissioner Kenski-Sroka and carried unanimously to adjourn. Chairman Ottenheimer adjourned the meeting at 9:20 p.m. Respectfully submitted, Fay Rubin, Recording Secretary APPROVED BY: LESTER OTTENHEIMER, Chair