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HomeMy WebLinkAbout2008-11-04 PZC MINUTES• • • Pl an n ing an d Zon ing Commission Study Sess ion -Small A~ea P lan Up date and Prio ri ties Nove mb e r 4 , 2008 Page I o f 13 CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION Regular Meeting November 4, 2008 I. CALL TO ORDER ~ The regular meetin g of the City Planning and Zoning Commission was called to order at 7:04 p.m . in the Community Dev elopment Conference Room of the Englewood Civic Center, Chair Bleile presiding. Present: Absent: Staff: Bleile, Roth , King, Welker, Calonder, Krieger, Knoth, Fish, Brick None Tricia Langon , Senior Planner John Voboril, Long Range Planner Alan White, Community Development Director Nancy Reid , Assistant City Attorney 11. APPROVAL OF MINUTES October 21 , 2008 ~ Knoth mov ed : Fish seconded: TO APPROVE THE OCTOBER 21 , 2008 MINUTES Chair Bleile asked if there were an y modifications or corrections. There were none. AYES : NAYS : ABSTAIN: ABSENT : Bleile, Roth , Welker, Krieger, Calonder, Knoth, Fish , King, Brick None None None Motion carried. Ill. APPROVAL OF FINDINGS OF FACT ~ • Case #USE2008 -012 Conditional Use Permit for solid w aste transfer station at 1607 West Harv ard Avenue Welker mov ed: Krieger seconded : TO APPROVE THE FINDINGS OF FACT FOR CASE #USE2008-012 • • • Planning and Zoning Commission Study Session -Small Area Plan Update and Prio riti es November 4 , 2008 Page 2 ofl3 Chair Bleile asked if there were any modifications or corrections. Mr. Welker noted on page 3 he voted yes instead of no. AYES : NAYS : ABSTAIN : ABSENT: Bleile, Roth, Welker, Krieger, Calonder, Knoth, Fish , King, Brick None None None Motion carried . • Case #2008-11 Amendments to Titl e 16 : Unified De ve lopment Code related to Hard Surface and Commercial Vehicle Weight Krieger moved : Fish seconded: TO APPROVE THE FINDINGS OF FACT FOR CASE #2008-11 Chair Bleile asked if there were any modifications or corrections . The word none should be remo ve d from the votes. Mr. Fish voted yes. His name was inadvertently omitted . AYES : NAYS : ABSTAIN: ABSENT : Bleile, Roth, Welker, Krieger, Calonder, Knoth, Fish , King, Brick None None None Motion carried. IV. MEDICAL DISTRICT SMALL AREA PLAN UPDATE ~ Mr. Voboril passed out two maps and a chart showing the Comparison of Big Box Store Sizes. He stated that Community Development staff presented the proposed new Medical District zoning concepts to City Council at the October 13 th City Council Study Session. Over all , Council members were impressed with all the hard work the Planning Commission has done and thought the plan was very good. The y did ha v e one concern, which was regarding the limit on retail space. In general in the Medical District Zoning the Commission decided to limit the size of retail per parcel to 10,000 square feet. Council did not ha ve a problem with that throughout most of the district. Their concerns were on the northeast corner and north wes t corner of the Clarkson and Hwy. 285 intersection. At those • Planning and Zoning Commi ssio n Study Session -Small Ar ea Plan Upd ate and Priorities November 4, 2008 Pa ge 3 of 13 two corners they felt there could be a larger than 10,000 square foot retailer who could locate on those corners. Mr. Voboril said Council talked about the combination of the Baily's site with the Plaza de Medico to the north as a potential development site and also about the Lonestar property across the street to the east. Both properties were highlighted on one of the maps. The other map highlighted the southeast corner of Logan and Hwy. 285. The maps show the potential size of development you probably could get on those sites. He stated he informed Council that Planning and Zoning had used Walgreens as a test case and felt that Walgreens might be pushing the size a bit. The Council was comfortable with a Walgreens ty pe de v elopment, which is about 15 ,000 square feet. He said Council gave him direction of potentially maximizing a development on these corners. He stated City Council wanted to bring this back to the Planning Commission and ask if they would think about the ma x imum size limits in this district. He asked if the members could make an exception for parcels that are adjacent to a highway and a collector street where a developer could do more than 10,000 square feet of retail. Would we want to place a limit on it or would it just be open ? Mr. Calonder said Mr. Voboril 's maps make it very easy to say yes to that question. He said he believes it would look nice and present well and would have no opposition to having a • larger space there. • Ms. Krieger agreed and said it seemed silly to put an upper limit on it because the developer is going to be limited by what land they can develop and parking. Mr. Welker said why not also include the east side of Logan opposite Safeway1 north of the new bank. Those three buildings are presently for sale and there is discussion about massing space together. Mr. Voboril said staff was thinking about properties that are located immediately adjacent to Hwy. 285 . Mr. Welker said h e understands that, but when you look at that particular site it has visibility and accessibility. When w e were discussing this there were other issues , one being that both of these sites are collector streets and have a lighted intersection . We have a good traffic flow that is controllable. He said he would like City Council to step up and try to solve the sewer line problems on the Lonestar property. Mr. King said he assumes if this rezoning passes the City would do something to make that site developable . Chair Bleile said he didn't believe it was for the Planning and Zoning Board to discuss whether or not the City is going to do something with that site . Mr. Welker said no, but if City Council is try ing to encourage development the y need to realize that is one of the things that probabl y would encourage it. • • • Planning and Zoning Commission Study Sess ion -Small Area Plan Update and Pri o riti es November 4, 2008 Page 4 of 13 Chair Bleile asked if any member was opposed to increasing the maximum square footage limit. Mr. Brick asked if staff had looked at how this particular idea would impact the South Broadway Business Improvement District. Mr. Voboril said he believes the bigger box type of development would be more in competition with bigger retail stores in CityCenter as opposed to historical Broadway. He said there probably is not a ver y likely chance these types of big box retailers will want to locate in this area. Usually big box retail likes to be where other big boxes are. He said the highest potential we have would be some type of specialty grocery or a pharmacy. Mr. Calonder asked about a TGI Friday's or a bigger restaurant. Mr. Voboril said he doubted if a TGI Friday 's is over 10,000 square feet. Mr. Knoth said they are 6,000 to 8,000 square feet. They should be fine throughout the entire district. Mr. Knoth asked to revisit why the 10,000 square foot restriction was placed on the entire district. Chair Bleile said we were looking at possibly doing mixed-use development. We didn't want a huge retailer taking up everything without putting some type of mixed-use development in since our plan was to actually target a more urban setting with a lot of foot traffic. Mr. Welker asked why not on the southwest corner of 285 and Clarkson; there's a medical building there now. Ms. Krieger said if we did what Mr. Voboril is proposing that would be open; any corner of Hwy. 285 and arterial streets would be open potentially to that kind of development. Chair Bleile stated he is on the fence in regards to this issue. He said we discussed pretty thoroughly the pros and cons of building heights and sites and how we wanted this area to look in 20 years and now we are coming back and saying let's put a big box store in there. We came to a decision and if City Council asks us to look at it we will and we have, but this has been discussed enough for all members to make a good decision as to whether this is feasible either for this particular area or open it up to the whole area. Mr. Welker asked if we are trying to set a limit at a certain number. Ms. Krieger said that's the question ... should we or shouldn 't we . Chair Bleile said our original intent of this plan was to be a high urban, family friendly, single working adult area. Having a big box retailer come in and gobble up an entire city block to put in one store isn 't really the intent of what we want in this area . Mr. King said who is going to want to live right on Hwy. 285. Ms. Krieger agreed . She said she has alwa y s been in favor of having retail on all those corners. Mr. Voboril asked the members to review the list of retailers he distributed. He asked if Walgreens or Rite Aid would be acceptable retailers for one of the corners. Several agreed it would be. Chair Bleile said if it fit the intent of the area plan . Mr. King said also some type • Planning and Zoning Commission Study Session -Small Area Plan Update and Prio ri ties No vember 4 , 2008 Page 5 of 13 of Whole Foods or Sunflower Market would be a good fit if this is a high-density urban area . Mr. Welker said he felt it is a positi v e in putting in retail larger than 10,000 square f eet in certain key areas. Ms. Krieger agreed. Mr. Welker said it gives the plan a little more flexibility . Mr. King asked Mr. Voboril if staff has b een rece1v1ng any inquiries from retailers. Mr. Voboril said there has been a lot of interest in the Baily 's site. A number of months ago there was a specialty grocer that was interested in purchasing the property, but at this time the zoning would not work. The buyer would have had to either wait for the Small Area Plan to be implemented or go through a rezoning. They did not pursue the deal. A month or so ago staff heard that the owner was no longer interested in building a mixed-use development because of the impossibility of obtaining financing at this tim e and have decided to sell the property inst ea d. The y had a bu y er that was going to fi x up the property and wanted to place a vet hospital at the location for the interim, but that would require a zoning change too . They would eventually redevelop the property in the future. He said he is guessing the y too have lost interest due to the zoning issue. Mr. Calonder asked if the members ha v e consensus. Mr. Welker said he would like to include the increase in square footage in the areas proposed. Mr. Calonder agreed . Mr. • Welker said he also supports keeping the limits on the other areas . • Chair Bleile said let's talk about limit and location. Mr. Brick said before we do that he would like to say that he feels the Commission does not have enough information on the impact this will have on the other retailers within the Small Area Plan , both downtown and the medical district. Mr. Bleile concurred. Mr. Brick said he is not opposed; he just doesn 't have enough information to make an intelligent decision. Ms. Krieger said she doesn't think y ou could until y ou know who is moving in there . You couldn't ever nail that down because you don 't know what it would be. Mr. Brick said that's a good point. Ms . Krieger said unfortunately, any time you open up new areas to different things you are potentially endangering businesses. Allowing Wal-mart to come to Englewood potentially endangered businesses. Mr. Fish said the redevelopment in Sheridan did too . Ms. Krieger said absolutely, if anything is going to kill our downtown it's going to be the Sheridan project. Mr. Welker said on the other side, it brings a group of things together that draws more people. Ms. Krieger said absolutely. Mr. Welker said it might be this kind of development that finally happens that might drive something else to rejuvenate some of these properties. Ms. Krieger and Mr. Calonder agreed with Mr. Welker. Mr. Calonder said he doesn't know why we would want to restrict anyone coming to these corners. Mr. King said you definitely need retail to keep the City going. • • • Planning and Zoning Commission Stud y Se ss ion -Small Area Plan Update and Prioriti es No ve mber 4, 2008 Page 6 of 13 Chair Bleile asked each member to state their comments. Carl Welker: He stated he votes to do it. The lots will limit the size. John Brick: He stated he is not opposed, but very guarded and very cautious. He feels the City needs this to bring in revenue. He said he feels like we have a business organism here and some of it is real fragile within both of the small area plans . He said he is not interested in a really big box because it doesn 't fit with the culture of that particular area or what we are trying to do . Chad Knoth: He stated he is for no limits. As for locations, it doesn 't matter where. Steve King: He wouldn't say no limit, but would feel real comfortable with 35 to 40,000 square feet along Hwy. 285 ... maybe not every corner, but certainly at Clarkson, Logan and Downing. If you get the traffic to flow into some of the smaller streets .... you would probably be forced by COOT to install some traffic signals if you put up a building of any size. Mr. Voboril said actually COOT would probably not agree to install any more signals. Their purpose is to move traffic through and they would see that as a way to slow traffic down. Mr. King said that would be a deal killer and forces them to locate where the lights are existing . Don Roth: He said he doesn 't really see any reason to put any written limits on square footage .... it will be self limiting. Vic Calonder: He said he agrees ... no limits and no location restrictions. Cyndi Krieger: She agreed to the arterial streets and no limits. Ron Fish: He agreed with no limits and actually doesn 't think there is a need for location restrictions either. Brian Bleile : He said he feels this is the City sa y ing we need to do something so let's just pick some areas and throw some crap at the wall and see what fits . He feels Planning and Zoning has invested enough time ... we discussed 10,000 square feet, the culture we wanted, what we wanted the area to look like 20 years from now .... it is ultimately going to be a City Council decision. He said he is not opposed to lifting the 10,000 square foot limit, he believes the lots will decide for themselves, but certainly does not want the vision that the Commission spent a year tr y ing to develop and articulate .... he believes it was short sightedness that got us into this problem of not having retail in the City to begin with. CityCenter was definitel y shortsighted and thinks this is shortsighted. If we are going to do something like this I think we bring it back and we discuss it in the entire framework of what we want the area to look like. I don 't think this is what we discussed or what we wanted to see . • • • Planning and Zoning Commiss io n Study Session -Small Area Plan Update and Prioritie s November 4 , 2008 Page 7 of 13 Ms. Krieger said she is not saying we need revenue so we should do this ... she just believes these are appropriate sites for that type of development. Mr. Welker said we have taken a stand on the property South Of Old Hampden from Logan to Downing. We have opened it up to the tallest buildings, the most change in use; we've looked at retail where there is now residential as well as mixed-use as well as high- rise and considerabl y more density. He said he believes this is an appropriate step to include in the plan on certain sites that have access , signals and are located along Hwy. 285. Rather than put it anywhere along Hwy. 285 on either side he would fight other locations along Pennsylvania and others, especially south of Hwy. 285 as he doesn 't believe those are appropriate retail sites. Mr. Calonder asked if we could call for a consensus. Ms . Krieger said I believe we have one. Mr. Brick said he believes staff needs to bring those opinions back to the Council. He said w hat he is hearing is guarded . Mr. Voboril said he heard that too . There is a majority that feels comfortable with it and not really thinking it needs limits, but there is a minority that is very concerned. He said personally he would want to look at how we can compromise. Maybe there is a limit, and it's big enough to allow these developments. Would that make the minority feel better than unlimited? Mr. Brick said he needs more information ... he 's not opposed. Ms . Reid stated this is a regular meeting and you have a member who basically called the question .... said he wanted consensus to move forward. My understanding from talking to Ms. Krieger is that this went to a study sessi.on for Council to let them know what is going on , but you have not made an official recommendation yet. They called for a consensus, which appears you have done. Are you instructing staff to come back with one more change and then go back to a regular meeting that is a public hearing so that you can make you vote and make your recommendations and send it forward to Council? Ms . Krieger said no, Staff is not an y where near doing a public hearing . Mr. Voboril said that was correct. Ms. Krieger said staff is just trying to get a consensus on whether the Commission would be o.k. with retail on those three corners and I think we have said yes we would be fine with that. Chair Bleile said he 's not going to say there is a consensus, but thinks everybody has expressed their opinions and what they think. If Staff wants to present individual thoughts back to City Council ..... Ms. Krieger said they will read our minutes and know exactly what we have. Mr. King said he believes there is a consensus to further explore the issue. Ms . Reid said based on what has been said tonight Staff needs to come back to the Commission with a final plan and then go to a public hearing where you will vote on it and then send it to Council. • • • Planning and Zoning Commi ssion Study Session -Small Area Plan Update and Priorities Novemb e r 4, 2008 Page 8 of 13 Mr. White said Staff will be holding another round of Stakeholder meetings next week. This might be an issue to bring up at those meetings . Mr. Welker said it should be and several members agreed. Mr. White said you could formulate your recommendation after those results . Mr. Voboril said we will be holding more Stakeholder meetings next week to present all the ideas that staff has been working so hard on the past few months. The meetings will be held on Wednesday, November 12 th in Hampden Hall and Thursday, November 13 111 , in the Community Room. Sign-in will be from 6:30 to 7 and the meeting from 7 to 9 each night. He encouraged all members to attend. Chair Bleile thanked Mr. Voboril for his presentation. V. PRIORITIES 0 Ms. Langon said a few weeks ago we talked somewhat about priorities. She directed the members to a chart on the wall. She said there are two things that the Commission has discussed as wanting to visit or revisit. PLANNING AND ZONING COMMISSION CHART • Commercial vehicles in residential zones • Single unit access (This deals with single units that have alley access) She asked the members what other items or priorities would they like to see. What topics from a commission level would you like to work on, review, talk about, etc. What is important to you? Mr. Brick referenced Mr. Welker's previous concern about the sewer line problems on a site . Ms . Langon said that cou ld include initiatives that the City could use to help develop problem properties. Mr. Welker said he 'd go along with that. Mr. White passed out a list of things that cities do to promote or stimulate economic development. Economic development is at the top of the priority list for City Council. Of course, they made that list before the financial market meltdown that has occurred in the last few months . It may be an opportune time for us, since we may not see any actual development happening, to undertake other small area plans for example or plans for infrastructure ... start to think about public improvement projects that we want to start pushing forward and getting Council to consider. What would be your next area of emphasis for a small area plan , if any? Maybe this is the time to get plans in place so that when things turn around we are ready . • • • Planning and Zoning Commission Study Sess ion -Small Area Plan Update and Pri orit ies No vember 4 , 2008 Page 9 of 13 Mr. Welker said I think we need to study basically the west side of Broadway along Hampden a couple of blocks deep. Maybe more on the south side as that's an area that is a little mixed-use and has not had any new development for a while. It's a combination of businesses, industrial and residential. He said he would maybe start at Broadway and go to Santa Fe. Mr. King said you could also include the Flood Middle School. Mr. Brick suggested the industrial and manufacturing areas along Santa Fe. Ms . Langon said Staff has discussed adding residential mixed-use to the area by the Oxford light rail station. Discussion ensued. Improvements to the Broadway/Hampden interchange was discussed. Ms . Langon said that is a State highway. Mr. Fish said that interchange is a problem in the City . Mr. Welker said he would like to revisit the sign code again . He believes it is a terribly unenforced part of our Code and we need to look at expanding it. We were going to take some of the ideas from Cinderella City and from South Broadway where we are encouraging new signage and try to expand that at least to the Hampden corridor. Ms . Langon said part of her point is to look at what the Commission feels is important and what you would like to be working on and as citizens what you see that is vital to the City to move forward . Mr. Brick said he is concerned about the intersection of Dartmouth and the Platte River where the bridge is. Leading up to there ... there's a real safety hazard for cars and bicycles, etc. Several members noted that a new bridge is going to be built. Mr. Brick said good, but he is also concerned about the 1-2 area that is on the east side. He said he was driving along that area and actually had one of the bicycles hit the side of his van . The area from Santa Fe till the bicycles get across the bridge needs to be looked at. It's a safety hazard for both vehicles and bicycles. After discussion the Commissioner's added the following to Ms . Langon 's list: • Things to promote Economic Development • Bulk plane for multi -unit dwellings. • Small Area Plans: Broadway to Santa Fe , several blocks deep Transport corridor Bates Station area • Capital Projects • Bridge over Santa Fe from the Englewood Light Rail Station • Sign Code • Dartmouth at Platte River area , bicycle lanes • Green Codes • • • Planning and Zoning Commiss ion Study Session -Small Are a Pl an Upd ate and P riori ties No ve mb er 4 , 2008 Page 10 of 13 Ms. Langon said the second chart was labeled City Council or City directi v es . Ultimately Community Development takes their directions from City Council. As the Mayor stated the other night at Council meeting it's Council that gives us directives as to what to work on and what to brin g forward. She noted the list has been alphabetized, it is not in order of priority . CITY COUNCIL DIRECTIVES CHART • Auto Sales Regulations • Commercial Vehicle Weight of 7,000 pounds • Economic Development • Energy -Wind and Solar • Hard Surfac e • Historic Preservation There has been some movement by auto d ealers to rewrite the limited use portion of the Code and Council has asked them to mak e recommendations. Ms. Langon and Mr. White will be meeting with them later this w eek. The Commercial Vehicle Weight of 7,000 pounds has been completed . Economic de v elopment is a big push for Council. Though Planning Commission is not directly relat ed to economic development, what y ou do with regulations could promote or hinder economic development. Energ y (wind and solar ) falls into the green codes y ou added to the Commission list. Hard surface has been completed. Historic preservation has n eve r reall y been completed . Mr. King asked where energy (wind and solar ) fits into anything . Ms. Langon said staff has taken a number of questions regardin g w ind turbines in urban areas and solar. Currentl y the City has no regulations. COMMUNITY DEVELOPMENT CHART • Energ y -Wind and Solar • Flood Plain • Landscaping • Limited Use • Medical Small Area Plan • PUD (ordinance) • Parking • • • Plannin g and Zon ing Commission Study Session -Small Area Plan Update and Pri o rit ies No vember 4, 2008 Page 11of13 • • Signs Uses Wind and Solar has already been discussed . Ms . Langon said if you remember a while back when we were looking at the UDC Housekeeping amendments we talked about the flood plain . There is a major discrepancy in the Flood Plain Ordinance. We are out of compliance with the FEMA requirements and it affects quite a number of properties in the City. Ms . Langon said staff is try ing very hard to get moving on landscaping. It is important to get it done for the general need of updating and also for Mr. Voboril 's small area plan. Limited Uses is probably the biggest area of contention in the community. Residents don't understand what Limited Use is . The y are under the impression it is just car dealerships, and it is not. Ultimately, Ms. Langon would like to see the City have criteria for actually reviewing each Limited Use so it's not just a general category. The Medical Small Area Plan was discussed earlier. The PUD Ordinance n eeds some work as it is very difficult to use. It doesn 't reall y do what staff thinks it should be doing. It's difficult and a major problem even after it is approved, especiall y when amendments are requested . Parking will not be discussed right no w as w e are awaiting the results of the parking study currentl y being done. Signs have alread y been discussed . Uses have been touched on somewhat tonight. Ms . Langon mentioned adding residential to the industrial area . Do the uses that we have in the Code work today and are the definitions current and do the y appl y today ? Ms. Langon compared all the charts to see what categories match. Ms . Langon said ho w do we as Community Development make decisions for what we work on other than the Director telling us as a result of what Council tells us . Several said it's what the Council wants . Everyone agreed . Ms. Langon said also it's the work load, who is available, who has the expertise to do it, do we need a consultant, can we do it in-house, what's the community's desire, what's Council's desire, what's the degree of complexity of the work and what's good p lanning practice (what is going to help the community the most) . • • • Pl an nin g and Zoning C ommiss io n Study S ess ion -S mall Area P lan Up d ate an d Pri ori ties November 4 , 2008 Page 12 of 13 Ms. Krieger said the last one is the one that always ends up at the bottom of the list and shouldn 't. She said Council should listen a little more to you because you guys are the ones who are dealing with the issues every day and you are the ones who have all the problems and see where all the probl ems are in th e Code that they do not see. She believ es Council should be a little more responsive to what staff wants and sees . Mr. Brick asked what Council 's role is in setting Planning and Zonin g's priorities. Ms. Krieger said Council t ells Community Development and they bring it to us . Mr. Welker said it's not just that. Oth er than economic development, which stands out on all three charts, the other items are small issues or things that are driven by an individual or small group of people . Right now ev ery one is bein g affected by economic development and this isn 't the first time it's been the top priority of Council. He said that's why we need to look at what z o ning can do and what we can do as a Planning Commission to try to plan ahead so that wh en economic de v elopment is once again being dri ve n b y the econom y to happen we're not in the way . Mr. White said if we are on the same page about where to go next with our small ·area planning program I think we go to Council and say Staff and Planning Commission agree this is the next area of emphasis and that's what we are going to do . Mr. Welker said that's why the small area plan we are working on is the area of the City that should be ripe for redevelopment at some point. Chair Bleile said it will contribute to economic development. Discussion ensued. Mr. Welker said w hat directs Council is how the y ar e elected and what the population tells them. We are suppo sed to be a voice of something a bit different. We're not elected and should be able to say some things that aren 't necessaril y popular and I think we have at times. Community Development is stuck in the middle. Mr. Knoth asked w hat Staff would lik e the Commission to do . Mr. White said he w ould lik e the C o mmission to keep these issu es in mind; ma y be we should t y pe them up and distribute them befor e the next meeting. He noted there might b e a joint meeting w ith City Coun c il in the future to talk about these t y pes of issues. If the members think of an ything else he asked them to please write it dow n so we can discuss it. He said he would like to continue this discussion at the next Planning and Zoning meeting if there is time . Mr. Welker said he would like to have th e joint meeting with City Council to discuss concerns in an open format. Mr. Fish asked what the outcome of that meeting would be . What do w e want to achieve? Mr. Knoth said to ma y be set an agenda for us for next year. Mr. White said it will set our work program for next y ear. Mr. Welker said to set a list of priorities. • • -· Planning and Zoning Commission Study Session -Small Area Plan Update and Priorities November 4 , 2008 Page 13 of 13 VI. PUBLIC FORUM ~ There was no public present. VII. DIRECTOR 'S CHOICE fill Director White had nothing further to report. VIII. STAFF 'S CHOICE ~ Ms. Langon said the November 18 th meeting wi ll be a Study Session where we will continue the priorities discussion and if time allows continue the landscaping discussion. She reminded the Commission the December 16 th meeting will not be held unless there is a pub lic hearing schedu led. IX . ATTORNEY 'S CHOICE ~ Ms. Reid had nothing fur t her to report. x. COMMISSIONER'S CHOICE ~ The Commissioner's had nothing further to report. The meeting adjourned at 8:25 p.m. )