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HomeMy WebLinkAboutCOW Agenda Packet 11/23/2004 COMMITTEE OF THE WHOLE AGENDA Meeting Location: Mount Prospect Village Hall 50 South Emerson Street Meeting Date and Time: Tuesday,November23,2004 7:00 p.m. I. CALL TO ORDER - ROLL CALL Mayor Gerald L. Farley Trustee Timothy Corcoran Trustee Michaele Skowron Trustee Paul Hoefert Trustee Irvana Wilks Trustee Richard Lohrstorfer Trustee Michael Zadel II. ACCEPTANCE OF MINUTES OF NOVEMBER 9, 2004 III. CITIZENS TO BE HEARD IV. SUB-AREA #3 - ROW HOME DEVELOPMENT PRESENTATIONS A key redevelopment area in downtown Mount Prospect's Tax Increment Financing (TIF) District is the east side of Emerson Street between Central Road and Busse Avenue. Commonly known as Sub-Area #3, this stretch of property located directly east of the Village Hall/Library block has been earmarked for redevelopment with "Chicago style" row homes almost since the creation of the TIF District in the late 1980s. Two Ad Hoc Citizen Committees within the last ten years have reconfirmed that row homes are the best reuse of the property. The Village has owned three parcels of land (formerly single-family homes) at the north end of the block for over a decade. Recently, the Village acquired the Bank One Annex Lot directly south of, and abutting the three parcels. This created a unified parcel large enough to support a row home development. The south end of the block contains two single-family homes that are earmarked for eventual redevelopment as a public green space. On October 1, 2004, "Request for Proposals" was issued by the Village soliciting design/purchase proposals for a row home development. Eight proposals were received. Based on rankings by each Village Board member, a "short list" of four proposals was established. The four finalists have been invited to make more detailed presentations to the Village Board at the November 23,2004 Committee of the Whole meeting. It is anticipated that a preferred developer will thereafter be identified. Members of the Downtown Redevelopment Ad Hoc II Committee and the Economic Development Commission have been invited to attend Tuesday evening's meeting. Staff will also be present to answer questions and facilitate discussion. NOTE: ANY INDIVIDUAL WHO WOULD LIKE TO A TTEND THIS MEETING BUT BECAUSE OF A DISABILITY NEEDS SOME ACCOMMODA TION TO PARTICIPA TE, SHOULD CONTACT THE VILLAGE MANAGER'S OFFICE AT 50 SOUTH EMERSON, MOUNT PROSPECT, ILLINOIS 60056, 847/392-6000, EXTENSION 5327, TDD #847/392-6064. V. VILLAGE MANAGER'S REPORT VI. ANY OTHER BUSINESS VII. ADJOURNMENT CLOSED SESSION PROPERTY ACQUISITION 5 ILCS 120/2 (c) (5). "The purchase or lease of real property for the use of the public body." I. II. MINUTES COMMITTEE OF THE WHOLE NOVEMBER 9, 2004 CALL TO ORDER The meeting was called to order at 7:06 p.m., in the Village Board room of the Mount Prospect Village Hall, 50 South Emerson Street, by Mayor Gerald Farley. Present at the meeting were: Trustees Paul Hoefert, Michaele Skowron, Irvana Wilks and Michael Zadel. Absent from the meeting were: Trustees Timothy Corcoran and Richard Lohrstorfer. Staff members present included Village Manager Michael Janonis, Assistant Village Manager David Strahl, IT Director Joan Middleton, Deputy Finance Director Carol Widmer, Public Works Director Glen Andler, Deputy Public Works Director Sean Dorsey, Village Engineer Jeff Wulbecker, Vehicle Maintenance Superintendent Jim Guenther, StreeUBuilding Superintendent Paul Bures, Forestry Superintendent Sandy Clark, Community Development Director Bill Cooney, Human Services Director Nancy Morgan, Police Chief Richard Eddington, Fire Chief Michael Figolah and Fire Marshal Paul Valentine. APPROVAL OF MINUTES Approval of Minutes of October 26, 2004. Motion made by Trustee Hoefert and Seconded by Trustee Zadel to approve the Minutes. Minutes were approved. III. CITIZENS TO BE HEARD No citizens were present wishing to address the Village Board. IV. 2005 BUDGET DISCUSSIONS Opening Remarks Deputy Finance Director Carol Widmer provided a general Budget overview. She stated this Budget is approximately $69.7 million which is a decrease of 11.6%. She stated the operational budget is $48.2 million, a 3.3% increase. She stated that some revenue sources are rebounding and this budget includes no new staff. She also stated this budget includes a 4.8% Property Tax increase which is inclusive of the interest capitalization necessary for the Village Hall. She stated the General Fund is balanced and includes the reinstatement of three vacant staff positions. She stated the planned $805,000 drawdown of General Fund from reserves will bring the reserve percentage to 25%. She also stated this Budget includes no capital improvement project financing. Finance Department Overview Deputy Finance Director Widmer provided a summary of the 2004 accomplishments and 2005 goals and objectives. She stated the Finance Department has sent out an RFP for banking and auditing services for possible change next year. She also stated the Department is planning to undertake a water/sewer rate study along with a review of the business fees and update the Long Range Financial Policy. She stated the Department includes 14.8% increase with the majority of the cost increase related to insurance and liability and Workers' Compensation coverage. Non-Departmental Review She stated the non-departmental Budget shows a 4.3% decrease due to the cancellation of the Randhurst lease. She stated that Community Services portion of the Budget remains intact. The Debt Service portion of the Budget decreases by 29% due to the completion of the Village Hall project. She stated the Village debt as a percentage of EA V is at 2.1 %. The Pensions for Police and Fire include an increase of 4.5% and less than anticipated health insurance increase of 10.2% versus the projected 15%. She also stated the Village is undertaking a new program whereby it will self fund its liability insurance coverage versus purchasing commercial insurance. Therefore, the existing funds for liability coverage will be redirected into such a fund. General comments from Village Board members included the following items: A request has been made by the Historical Society to reinstate their funding up to the previous amount several years ago which would necessitate an increase of $5,000. General discussion by the Board members regarding possible restoration of this funding. Consensus of the Village Board was to increase the Historical Society funding by $2500 for 2005 fiscal year. Villaqe Administration Budqet Assistant Village Manager Dave Strahl provided a general overview of the Village Administration budget. This portion of the Budget also included Public Representation, Human Resources, Public Information, Information Technology and TV Services. He stated the overall Budget for the Department is up less than 1 % and the only significant change in the Budget relates to increase in TV Services for equipment purchases scheduled for next year. Public Works Department Budqet Overview Public Works Director Glen Andler provided a summary of the Departmental activities for the past year. He highlighted the fact that the Department tracks its service requests and illustrated the number of service requests it processes on an annual basis. He stated there were 8.5 miles of streets resurfaced this year and to date, 16.6 miles have been reconstructed which brings the total up to 51 miles of streets that have been resurfaced. He stated a review of the street condition in 2003 found that 95% of the streets were rated as good or very good category. He also stated that 260,000 linear feet of sewer has been inspected with a projected cost of $14 million worth of work. He stated the Department is heavily involved in the Streetscape work throughout downtown and the improvements that have taken place on the civic block where the Village Hall and Library sit. He also highlighted the sandbagging efforts which really turned into a community effort along River Road in late May. He stated there were 75,000 sandbags filled creating a 2,300 linear foot wall in 30 hours. He stated the total cost of this work was $177,600 for which there is no FEMA reimbursement. He stated the overall budget includes a 1.4% increase among the capital projects that are slated for 2005 including the crack sealing of commuter parking lots along the tracks along with the resurfacing of the Public Works parking lot. 2 V. VI. DS/rcc He also stated there is need to reseal the Police and Fire parking lot for next year. He stated the Solid Waste contract was extended for another year with a 4% increase. He also stated that there is a need for pond rehabilitation in the Kensington Business Center along with the rehabilitation of the Lincoln Street bridge for this spring. Budqet Wrap-Up Finance Commission Chairman John Korn spoke. He stated the Commission had provided its previous recommendations on August 8 to consider additional revenues and shifting of some revenue sources to other areas. He stated the Commission continues to recommend such a move and is willing to continue the dialogue necessary to implement those revenue changes. Among the recommendations the Commission has forwarded to the Village Board include a modification to the vehicle sticker funding by redirecting a portion of the revenue toward the street program. They also recommended an increase of $.01 per gallon of gasoline sold in the community. They also recommended the billing of ambulance service and increase in business licenses. He also requested that the Historical Society present its budget to the Finance Commission for general informational purposes so there is an understanding of their funding need. Consensus of the Village Board was to recommend a discussion between the Historical Society and the Finance Commission for informational purposes. The Village Board also suggested that the Budget wrap-up comments be held until the full Board is present. ANY OTHER BUSINESS Trustee Hoefert mentioned a new public/private parking lot to be constructed in the Kensington Business Center. Trustee Wilks commented on the automated commuter parking system and requested an update regarding the operation of the system. Public works Director Glen Andler provided an update to the Board regarding the parking system and some of the issues that have occurred to date regarding the system in the Village's effort to educate the users. ADJOURNMENT There being no further business, the Committee of the Whole meeting adjourned at 9:11 p.m. Respectfully submitted, ~ ¿;:-¿{f David Strahl Assistant Village Manager 3 Village of Mount Prospect Community Development Department Mount Prospect MEMORANDUM ~ TO: FROM: MICHAEL E. JANONIS, VILLAGE MANAGER WILLIAM J. COONEY JR., DIRECTOR OF COMMUNITY DEVELOPMENT DATE: NOVEMBER 18, 2004 SUB-AREA #3 PRESENTATIONS SUBJECT: The final four development teams chosen by the Village Board will be presenting their development proposals at the November 23rd Committee of the Whole meeting. Each team will be given a 30- minute time slot; 15 minutes for their presentation and 15 minutes for questions from the public and the Village Board. Staff is requesting that by the end of the evening that the Village Board select their preferred team so that staff may begin negotiating a development agreement for sub-area #3. The finalists include The Enterprise Companies, The Hummel Group Ltd, Keystone Partners and Norwood Builders. Each team has been asked to include a general overview of their project and how they feel it will compliment the existing development in the downtown area. They will review their proposed site plans, landscape plans, elevations and floor plans and highlight the economic components of their proposals. The Village Board should utilize this forum to ask any questions they may have of the development teams. Staff will stage the other three development teams outside of the Village Board room while each team makes their presentations to minimize any advantage from the presentation order. The presentation order will be determined by random drawing that evening. Please forward this memorandum and attached Ordinance to the Village Board for their review and consideration at their November 23rd meeting. Staff will be at that meeting to answer any questions related to this matter. ~tl:o~ Village of Mount Prospect Community Development Department Mount Prospect MEMORANDUM FROM: MICHAEL E. JANONIS, VILLAGE MANAGER DIRECTOR OF COMMUNITY DEVELOPMENT "l~\o~ ~:~~ Q. ~#b TO: DATE: NOVEMBER 3, 2004 SUB-AREA #3 DEVELOPMENT PROPOSALS SUBJECT: Attached to this memorandum are the eight proposals that have been submitted by development teams for sub-area #3 in the downtown. I would request that you forward these proposals to the Village Board for their review and ranking. In order to keep this project moving along within a short time frame, I would ask that the Village Board provide their rankings no later than Friday, November 1ih. Sub-area #3 consists of approximately 1.5 acres and is located on Emerson Street between Central Road and Busse Avenue, directly across from the new Village Hall and Library. Both downtown ad-hoc committees recommended that this area be developed with low-density row homes. Seven of the eight proposals reflect this recommendation while the other proposal offers a senior housing option. In order to enable construction to begin on this project by next spring, we will need to follow a short time line. I offer the following timeline as a guide: November 3, 2004 November 12, 2004 November 15, 2004 Proposals distributed to Village Board; Village Board rankings due to Village Manager; Staff advises top ranked (3 to 5) development teams that they are on short list; COW meeting for developer presentations and selection of preferred developer; and Development Agreement for sub-area #3 presented for consideration to Village Board. November 23, 2004 December 21,2004 Although this timeline is aggressive, it would enable the developer to prepare plans and proceed through the zoning entitlement process in early 2005 and begin construction by next May. Most of the development teams have indicated that this project would take them approximately one year to construct. I have attached a review sheet to assist the Village Board in their review of the proposals. This review sheet lists the factors that were included in the Request for Proposals to guide the development teams as they prepared the proposals. The Village Board can use this form to compare and contrast the various submittals and assist them in finalizing their rankings. Once each board member is finished with their rankings, I would ask that they forward them to you (mianonis@mountprospectorq) so that we can tabulate the results and select the short list for the November 23rd presentation. We do not need the review sheets returned, only the rankings (#1 - #8) of the various development proposals. Please forward this memorandum and attachments to the Village Board for their review and consideration. If any board member has questions or comments about this matter they can call me directly at 847-818-5307. L. WilliamJ H:\ADMN\BILL\MEMOS\sub-area #3-proposals.doc MAYOR Gerald L. Farley VILLAGE MANAGER Michael E. Janonis TRUSTEES Timothy J. Corcoran Paul Wm. Hoefert Richard M. Lohrstorfer Michaele Skowron Irvana K. Wilks Michael A. Zadel Village of Mount Prospect Community Development Department 50 South Emerson Street Mount Prospect, illinois 60056 VILLAGE CLERK Velma W. Lowe Phone: Fax: TOO: 847/392-6000 847/392-6022 847/392-6064 October 1, 2004 SUB-AREA 3 DOWNTOWN REDEVELOPMENT: REQUEST FOR PROPOSALS INTRODUCTION The Village of Mount Prospect is requesting proposals from interested development companies to construct a new residential development within the Village's downtown. The project site, located at the southeast corner of Central Road and Emerson Street, is approximately 72,000 square feet and lies within a Tax Increment Finance (TIF) district. The proposed development would be located across the street from the new Village Hall, parking deck, and expanded public library. BACKGROUND Since 1998, the Village of Mount Prospect has been implementing a downtown revitalization plan that includes significant redevelopment projects within the downtown area. Several of the downtown's older and functionally obsolete buildings have been demolished, and construction of over 400 condominiums and 20,000 square feet of retail space has been completed. In addition, projects including the construction of the new Village Hall, parking deck and expansion of the existing library have been completed. The project site is located within Sub-Area 3 of the Downtown Redevelopment Ad Hoc Committee's Phase II report. The Ad Hoc Committee was formed to review the remaining redevelopment opportunities within downtown Mount Prospect and provide recommendations to the Village Board regarding the preferred type of redevelopment within each area. PROJECT DESCRIPTION The project site is located on the east side of Emerson Street, between Central Road and Busse Avenue. The site consists of three vacant lots and a surface parking lot (the entire project site is owned by the Village of Mount Prospect). The project site is approximately 72,000 square feet in size (462' x 157') and is located within the B5 Central Commercial Zoning District. As illustrated in the attached exhibit, the project site is bordered by single-family residences to the north, south and east, and by the Village Hall, parking deck and library to the west. Mount Prospect: Sub-Area 3 RFP Page 2 DEVELOPMENT AND DESIGN OBJECTIVES As outlined in the Ad Hoc Committee's Phase II report, redevelopment of Sub-Area 3 shall consist of a low- density residential development. The following is an excerpt from the report regarding the recommended redevelopment of the project site: Ad Hoc Committee's Recommendations For Sub-Area 3 . The existing properties should be redeveloped as a "rowhome" residential development, with the buildings oriented to the street and the garages and vehicle access oriented to the rear. Sub-Area 3 ..¡,; I, ' e= 0 ~ IiW E I0I.l Central Rd. -..-. -I .~-¡ 1m: II] J.¡\\Z4'~'L ~ ::_~_i ~ liD ' .. I l11ii!Jii , ~ I!] 11m : Q. .. . .... I 11;1 IjJ ~. :r ..- ._, . The rowhomes should consist of architecture that compliments recent redevelopment projects within the downtown area while also providing a transition to the neighboring single-family homes to the east. B U5se Ave. The Village's intent for the design character and quality are indicated within the Village's Downtown Strategic Plan. Overall, the Village seeks to continue and enhance the high quality character of other development projects that have occurred within the downtown area. Specifically, the following design guidelines should be addressed in the development of the project site: . The Village should reserve an area along Central Road, not exceeding fifty feet from the Central Road right-of-way, to serve as a public open space. The open space area should be designed to accommodate a vehicular driveway at the east end (providing access for the rowhome development to/from Central Road). . The two existing homes at the south end of the block should be converted into a small park. This would provide some additional open space within the downtown area while also complimenting the open spaces incorporated into the new Village Hall and parking deck. Design Guidelines ~ Buildings should be placed near the property line in order to enhance the pedestrian atmosphere of the downtown. Sufficient setbacks should be provided to ensure pedestrian comfort and safety along roadways. ~ There is no architectural theme for the downtown. In fact, it is the Village's hope that a variety of building and architectural styles continue to be a part of the downtown. Those various styles would be brought together by unified image. This unified image can be achieved through elements including brick construction, sloping roofs and a pedestrian orientation (walkways, courts or gathering areas). Brick construction is preferred for all buildings. No exposed block walls will be allowed on any building elevation. ~ Provide attractive, well landscaped frontages along all public streets, and adequate screening and buffering around parking and loading areas. In particular, substantial foundation landscaping helps enhance the character of buildings within the downtown area. Mount Prospect: Sub-Area 3 RFP Page 3 Zoning. Restrictions As noted previously, the project site is zoned B5 Central Commercial. To assist in your preparation of a development proposal please refer to the attached excerpt from the Village's Zoning Code. Desired Building Characteristics The Village has identified the following items as integral to the design and construction of this project: 1. The development should be modeled after the "rowhome" concept included in the Ad Hoc Committee's recommendations. This design concept could be achieved through attached or detached units. The development shall not have garages facing Emerson Street and should be served by a common access drive; 2. The development should compliment the new Village Hall and expanded library, both of which are located directly west of the project site; 3. The development should incorporate as much open space as possible, while still maintaining a pedestrian feel from Emerson Street. A sufficient setback should also be provided from Central Road to maintain the neighborhood's existing character; and 4. Careful consideration shall be given to screening the development from the adjoining single-family residences located directly south and east of the project site. SELECTION PROCESS The Village Board is very supportive of immediate implementation given the project's importance to the overall redevelopment of the downtown. The Village Board is supported by qualified staff that has prior experience in similar development efforts and will assist the developer through the process. However, it will be the developer's responsibility to present their qualifications to the Village Board. The steps for the selection process are summarized below: 1) Developerproposals must be submitted to the Village of Mount Prospect's Community Development Department by no later than Friday, October 29, 2004 at 4:00 PM; 2) The Village Board will evaluate all development submittals; 3) The Village Board will rank the finalists based on the proposed design, compatibility with the Downtown Plan, and the prospective real estate purchase offer. Following the review process, the Village Board will designate a "Developer of Record" at one of their regular meetings. Once the "Developer of Record" has been designated, the selected development team shall have the exclusive right to work with the Village on tailoring a mutually satisfactory development project; 4) The selected development team must be prepared to promptly enter into negotiations with the Village to specifically identify the obligations of both parties in the development project. The obligations so specified will be incorporated into a formal development agreement, which will include a fair and reasonable price for the sale of the land; and 5) Construction of the project is anticipated to begin in the spring of 2005. Mount Prospect: Sub-Area 3 RFP Page 4 PUBLIC/PRIVATE PARTNERSHIP The Village of Mount Prospect recognizes the importance of a public/private partnership in order to make this project a reality. To that end, the Village is willing to have its participation include, but not be limited to, infrastructure and streetscape improvements. The chosen development team will be expected to work with the Village of Mount Prospect on a cooperative basis to determine the type and extent of public participation required to ensure successful redevelopment that is consistent with the Village's objectives. SUBMISSION REQUIREMENTS Proposals shall include all the information outlined below. All submittals shall be reasonably detailed and informative, but do not need to be lengthy or elaborate. It is suggested that the submittals be package in a standard 8 Y2" x 11" format for ease of review and reproduction. Please note that no exhibits larger than 11" x 17" can be accepted unless a reproducible original is also submitted. Submittals must include twenty-five (25) collated copies of the proposal. Development Team Given the importance of the project site it is crucial that the Village select a quality developer. The proposal should contain information establishing that the submitting parties are a bona fide developer with the necessary financing and proven track record to ensure the project is completed. The presence of sound experience in residential development and marketing will be a definite asset. A brief statement describing the following shall be submitted: 1. Name, address and telephone number of the developer. 2. Brief history of the firm's services and capabilities. 3. List of the principal individuals that will be assigned to this project. Provide their titles, description of their project responsibilities, and resumes. Also, identify other in-house staff that will be serving on the project team. 4. Describe the role that each member of the team will play throughout the design and construction process. How will control of various aspects of the project be balanced between team members? Development Experience & References The Village is interested in the developer's past experience with similar projects, and the developer's ability to manage a team of specialists, including an architectural design team, engineers, construction managers, builders, and marketing agents. Each proposal should include: 1. Description of the developer's previous relevant project experience, including that of joint venture partners, public/private partnerships, and redevelopment projects. 2. Other projects currently under contract or construction should be described, and any potential impact on the firms' ability to complete this project in a timely manner should be outlined. 3. A list of at least three (3) references for related projects, including a reference from a local government. Mount Prospect: Sub-Area 3 RFP Page 5 Design Concept While final architectural and engineering plans are not required, the design concept should be in sufficient detail to evaluate the design elements and features that are expected to be incorporated into the proposed development project. Specific information should include: a. Layout of streets, driveways and pedestrian walkways showing pavement widths; b. Proposed building setback lines, including specific dimensions; c. Architectural, landscape and site lighting concept plans, preliminary sketches and renderings for all buildings submitted in sufficient detail to provide an understanding of the overall development (including building materials and colors); d. Building height; and e. Specific information regarding the mix, size and price range of the proposed residential units. Development Schedule A preliminary project schedule must also be submitted as part of a proposal. This schedule should indicate planning and development phases as well as a proposed occupancy timetable. Real Estate Purchase Offer Each proposal must contain a detailed financial bid for the purchase of the project site and any other contributions anticipated as part of the redevelopment project. Financial Information Information demonstrating the financial capability of the developer is required. Such information should include a balance sheet and the related statement of income, expense and retained earnings for the last three fiscal years. The financial statements should have been prepared or attested by a certified public accountant or prepared in accordance with the standards established by the American Institute of Certified Public Accountants. The Village will treat any financial information provided as confidential. Deadline All submittals must be received no later than Friday, October 29, 2004 at 4:00 PM in the Community Development Department. They should be sent to the attention of William J. Cooney, Community Development Director, 50 S. Emerson Street, Mount Prospect, IL 60056. Submissions must include all required copies (please note that fax or e-mail submittals will not be accepted). Late proposals will be rejected and returned unopened. Mount Prospect: Sub-Area 3 RFP Page 6 Selection Criteria The Village will consider the following factors (in no particular order) when deciding which team will be awarded the project. 1. Experience and record of past performance on similar projects. 2. Qualifications of firm and its key personnel. 3. The extent to which the submitting firm will work as a team in the design/build process. 4. The design of the proposed residential develöþh1ent. 5. The proposed real estate purchase offer. 6. Understanding of project requirements as evidenced by the Statement of Qualifications submitted. Contact Person For questions about the selection process or a tour of the project site and surrounding area, please contact William J. Cooney, Community Development Director, at (847) 818-5307. Attachments a) Excerpt from the Downtown Redevelopment Ad Hoc Committee's Phase II recommendation report. b) Excerpt from the Village's Zoning Code regarding the B5 Central Commercial Zoning District. c) Aerial photo of the project site and surrounding area. d) Policies & procedures for presentations in the Village Board Room. MAYOR Gerald L. Farley TRUSTEES Timothy J. Corcoran Paul Wm. Hoefert Richard M. Lohrstorfer Michaele W. Skowron Irvana K. Wilks Michael A. ladel VILLAGE MANAGER Michael E. Janonis VILLAGE CLERK Velma W. Lowe Village of Mount Prospect 50 South Emerson Street Mount Prospect, Illinois 60056 VILLAGE OF MOUNT PROSPECT FINANCE COMMISSION CANCELLATION NOTICE THE FINANCE COMMISSION MEETINGS SCHEDULED FOR THURSDAY NOVEMBER 4,2004 AND THURSDAY NOVEMBER 25,2004 HA VE BEEN CANCELLED "."'o..'......./.'.,a~..5,..,j"à.~,..",-;"" Phone: (847) 392-6000 Fax: (847) 818-5336 TDD: (847) 392-6064 . ""/"0 ~"'.'."'" 'o' "","",' MAYOR Gerald L. Farley TRUSTEES Timothy J. Corcoran Paul Wm. Hoefert Richard M. Lohrstorfer Michaele W. Skowron Irvana K. Wilks Michael A. Zadel Village of Mount Prospect Community Development Department 50 South Emerson Street Mount Prospect, Illinois 60056 NOTICE VILLAGE MANAGER Michael E. Janonis VILLAGE CLERK Velma W. Lowe Phone: Fax: TDD: 847/818-5328 847/818-5329 847/392-6064 THE THURSDAY, NOVEMBER 25, 2004 MEETING OF THE PLANNING & ZONING COMMISSION HAS BEEN CANCELLED. AN AGENDA WILL BE SENT PRIOR TO THE NEXT MEETING. 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