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HomeMy WebLinkAboutApril 27, 2004 () L) ~ ~ S'\NÓÒŸÉ~ u)Ui:hn ó- II-a'-f , \ '--) PLANNING AND ZONING COMMISSION MEETING - APRIL 27, 2004 The Regular Bi-Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Daninger on April 27, 2004, 7:02 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Chairperson Daninger, Commissioners Tim Kirchoff, Rex Greenwald, Dean Vatne, Jonathan Jasper and Michael Casey. Commissioners absent: Commissioner Tony Gamache. Also present: City Planner, Courtney Bednarz Associate Planner, Andy Cross Planning Intern, Jon Sevald cJ Others APPROVAL OF MINUTES. April 13, 2004 Motion by Greenwald, seconded by Casey, to approve the minutes as presented. Motion carried on a 5-ayes, O-nays, I-present (Kirchoff), I-absent (Gamache) vote. PUBLIC HEARING: RESIDENTIAL SKETCH PLAN FOR PROPOSED URBAN DEVELOPMENT TO BE KNOWN AS "MILLER'S WOODS" ON PROPERTIES LOCATED AT 15955,15827,15803, AND 15773 CROSSTOWN BOULEVARD NW. Mr. Cross explained the Planning and Zoning Commission is asked to review a residential sketch plan for Miller's Woods, a Planned Unit Development (P.U.D.) on 43- acres located along Crosstown Boulevard between 157th Avenue and 16Ist Avenue. Mr. Cross stated Mr. Gary Laurent is now the sole owner of all the properties involved in this development. His previous sketch plan, which came before the Planning Commission in January 2004, showed approximately 90 lots in this development. This C) new concept plan shows 86 lots and incorporates elements that have arisen from the neighborhood meeting, public hearings, and meetings with staff. - () U Regular Andover Planning and Zoning Commission Meeting Minutes - April 27, 2004 ~-J Page 2 Mr. Cross explained an effort has been made in this neighborhood design to create a softer transition between its urban housing density and the existing rural properties to the east of the development. A stand of pines on the south border has been preserved, which will provide an effective natural buffer, and increased rear yards have helped produce a buffer along the eastern border of the development. Mr. Cross discussed the staff report with the Commission. Mr. Gary Laurent, Laurent Builders, gave a presentation to the Planning Commission of the proposed development. Motion by Jasper, seconded by Kirchoff, to open the public hearing at 7:36 p.m. Motion carried on a 6-ayes, O-nays, I-absent (Gamache) vote. Mr. Mark Lipski stated there were a couple ofthings he was concerned about regarding the sketch. He stated the communication between himself and the developer was really good and there was talk about purchasing some property. He stated when he planted the trees when they moved there; it was not intended for a buffer zone. He did not think the trees he planted should be a buffer zone. He questioned the outlots in the development. 0 He was concerned with how much say as a property owner they will have in this buffer area and how much say he will have because no one owns the outlot. Mr. Lipski wondered if he could purchase some of the property by his trees to protect them from grading and this would provide a buffer between the properties or if there could be a variance made for this property to protect the trees and both properties. Commissioner Greenwald asked what Mr. Lipski wanted to have authorization over. Mr. Lipski stated he wanted to have a say over what happened with the outlot along his property. Chairperson Daninger stated the Association owning the outlots is to make sure the trees are not cut or the area destroyed. He stated he cannot help Mr. Lipski with ownership of the outlots. Motion by Kirchoff, seconded by Casey, to close the public hearing at 7:47 p.m. Motion carried on a 6-ayes, O-nays, I-absent (Gamache) vote. Chairperson Daninger thought the developer was looking for guidance on the road going through as well as any other thoughts. Commissioner Kirchoff asked if the tree ordinance that they developed recently apply in the P.U.D., requiring it to have two trees of the same size on one lot and will it follow C) through on the P.U.D. Mr. Cross stated it could be used as a form of negotiations. () U Regular Andover Planning and Zoning Commission Meeting Minutes - April 27, 2004 \ Page 3 \j Commissioner Jasper stated it seems like every P.U.D. they have looked at is a townhouse where they look at each design and landscaping. He noted this development is going to be single family homes and he wondered how a single housing unit would work for review in a P.U.D., would they look at each home individually. Mr. Bednarz stated they would probably not look at each home individually, even some of the town home P.U.D.'s that they have looked at, they have set up some standards for the types of materials used, even percentages of the types of materials on the front façade. There will be some elements of the home built into the P.U.D. He would not foresee the Planning Commission reviewing building permit applications. Commissioner Jasper stated previously they have looked at floor plans and other items for approval in a P. U.D. He wondered if this would not apply for this type of a P. U.D. Mr. Bednarz stated he did not foresee that level of involvement for a single family home. Commissioner Jasper stated one of the things they are requested and will review and approve at some point is the seven foot side yard setbacks but they do not know what the house plans are and if it is necessary to do that as a variance, why vary it for eighty-six lots, if they only need it on four lots. Mr. Bednarz stated it raised a good point. Mr. Laurent stated the point of the seven foot setback is to use it to save trees and he will agree to this any way they can write it up. '--' The Commission discussed with the developer the reason for the seven foot side yard \ \.. ) setback and the reasons for having this. Commissioner Greenwald stated he was a little unclear about a single family home association. He asked the developer to explain it and he asked what kind of average value homes was he thinking and he wondered if Mr. Laurent proposed the twenty-eight foot roads. Mr. Laurent stated he did propose the roads. Commissioner Greenwald asked what was the reasoning behind having twenty-eight foot roads and would emergency vehicles be able to access the development if there was parking on one side of the road. Mr. Laurent explained the homes would range from $400,000 to $600,000. He explained how the association would be run. He stated the outlots are owned and will be maintained by the association. Commissioner Jasper asked if I 59th was a collector street. Mr. Cross stated it was not. Commissioner Jasper asked what the concern was whether it would go through or not. Mr. Cross stated the concerns were related to the speed going through the neighborhood and that is why the curve street was recommended for this road. Commissioner Greenwald stated on I 59th, there will be improvements on that intersection because of the fIre station going in and he wondered if there would be turn lanes and /' '\ everything else. , J \--./ - (J U Regular Andover Planning and Zoning Commission Meeting Minutes - April 27, 2004 / "- Page 4 \.) Mr. Cross stated when there is talk about changing lane width on a road, they discuss it with the Fire Chief because he has the knowledge and say when it comes to providing emergency services and he spoke unequivocally that if it is 28 feet wide and parking is prohibited on one side, it will provide at all times emergency vehicle access. He stated twenty-eight foot streets are State Aid standards and for that reason, it had engineering support. Mr. Bednarz stated regarding the intersection at I 59th, as part of Constance Comers, the City did collect some dollars to contribute towards the intersection improvement. The fIre department also has some money in their budget for that use and Laurent Development will also be asked as a part of this project to contribute to that improvement. He stated they have not arrived at the final design and the County will be involved in determining what that design will be. Once that is determined, they will be able to assign costs with the preliminary plat. Commissioner Jasper stated it seemed like staff and the Fire Chief thought the twenty- eight foot streets were a good idea and calming and if that is the case, then Andover should look at making this their standard. If the standard is thirty-three feet, it does not seem like there is a reason to this differently in this development as opposed to other developments. Commissioner Greenwald stated they would have to put in a sidewalk. <~) Discussion ensued in regards to the width of streets in the Andover Station P.U.D. "--~ Commissioner V atne asked in coming out of the review with the City Council, there were two points outlined. One was to preserve as much of the existing woodland as possible and he thought Mr. Laurent accomplished this and the other was to provide a buffering of trees and larger lots to be placed between the development and the acreage residential lots and then they opened the door with the P.U.D. Did they entertain or take a look at the possibility to surround the development with larger size lots to provide some of the buffering and also to save some of the trees. Mr. Laurent stated they did look into it and ended coming back to that primarily because if they take larger lots around the edge and they go all the way to the property line, then the buffer ends up being owned by a lot of different people and when that happens, what happens to it is much more in question than by a homeowners association with restrictions added on to it. Commissioner Vatne thought the economics also played a factor in this also. Mr. Laurent was not sure but he did not think it was too big of a factor. Commissioner Greenwald thought they were meeting the goals that the Council set forth for them. Chairperson Daninger asked if any of the Commission was opposed to the way 1 59th was planned. Commissioner Kirchoff stated he liked this design very much because he looked at the connection to Crosstown on 1 59th going to the east and it will be more of a ~~ ) detriment to the proposed development than it will be to the residents that already live to the east. - () (..J Regular Andover Planning and Zoning Commission Meeting Minutes - April 27, 2004 , Page 5 ) '. -~' Commissioner Vatne stated in going back, his recollection was the primary concern was for potential speed going through the neighborhood and this design answers the concern. He stated he did not see a lot of traffic flowing through this neighborhood. He thought this was a good answer to what they had before. Chairperson Daninger thought the developer needed to look at the seven foot variance to make sure it is addressed when this goes forward. The Commission is pleased with the design of 1 59th. He stated on the outlots, even thought it is part of the sketch plan, his concern and some of the Commissions concerns is when they move to a P.U.D., they will want to have more specifics and have some examples of the development process. Chairperson Daninger stated to make sure the public has access to information and brochures. He stated he was also concerned with block 2, lot 8, 9, and 10. Number 9 looks king of small and it seems kind of tight. He did not know if they were putting too many lots in the area. He stated he would be looking closer at this in the future. Commissioner Jasper stated the front yard setbacks, because there are many pie shaped lots, interplay with the side yard setbacks and if a decision is made to set things further back from the front, they will be burning even more side yard. ,-\ Mr. Bednarz stated that this item would be before the Council at the May 4, 2004 City \ . \. _J Council meeting. PUBLIC HEARING: PRELIMINARY PLAT OF GARDNER/SAND BORN PLAT, A RURAL RESIDENTIAL DEVELOPMENT WITH VARIANCES LOCATED AT 17022 AND 17052 ROUND LAKE BOULEVARD NW. Mr. Bednarz explained the Planning Commission is asked to review a rural plat containing seven rural residential lots. Two of the lots will be occupied by existing homes. Mr. Bednarz discussed the information with the Commission. Commissioner Vatne asked if there was a sketch plan. Mr. Bednarz stated there was not. Commissioner Vatne asked if there was an easement on the north side of the property that came into play. Mr. Bednarz stated there is a power line easement on the property to the North. Commissioner Jasper asked if there was a ghost plat of the surrounding area to make sure the street connections could be made. Mr. Bednarz stated he has one in his office but there is not any desire for development surrounding this area in the near future. , i Commissioner Jasper stated he would like to see a ghost plat. \_----/ - u U Regular Andover Planning and Zoning Commission Meeting Minutes-April 27, 2004 ,- . Page 6 , \ j Chairperson Daninger asked if the location of Orchid Street was recommended as the best spot if there was a ghost plat. Mr. Bednarz stated there is a lot of land area around there and there are at least a dozen ways it could be laid out. Chairperson Daninger asked what Public Works thought of the shortest cul-de-sac if the street were to go through. Mr. Bednarz stated the proposed design meets the City's requirements for cul-de-sacs and the Public Works Department did not provide any negative feedback on that proposal. Chairperson Daninger stated if the I 70th Lane cul-de-sac was not there if variances in acreage or with the existing structure would be needed. Mr. Bednarz stated they could redistribute the lot area to meet the 2 'li acres but that would not affect the existing structure.' Motion by Greenwald, seconded by Casey, to open the public hearing at 8:28 p.m. Motion carried on a 6-ayes, O-nays, I-absent (Gamache) vote. Mr. Dean Olson, owner of property to the north, asked what it does to his property if the road is dead ended to his property. He stated he does not like to see the dead end road end at his property because he has horses there and he is afraid there will be a lot of kids - , loitering there and partying. , , ~ . Mr. David Olson stated he had the same concerns as Dean Olson regarding the dead end road. He asked if his brother wants to eventually develop his land, can he extend the road and then end it or will this create problems. He wondered how the road will end unless another owner decides to develop at the same time to continue the road. Mr. Bednarz stated they are going to see further development, and the best thing to do is to have the developer set up the road system for future development. Mr. David Olson stated the plans he received seem to be different than what has been shown and he is concerned with a possible pond that will be behind his yard. Mr. Jeff Elliot, Hakanson & Anderson stated regarding the pond that is located on the south side, it is in an area that they are trying to minimize the removal of trees and when they ftrst designed the pond, they were trying to keep it at a minimum. With the amount of drainage that is coming from the south to that development, they are working with staff to keep the overflow on their property so it should not affect surrounding properties. Mr. Marise Shilling, 17025 Round Lake Boulevard, stated he watched the entire area develop and he looks at this as an opportunity. Ms. Barbara Shilling, 17025 Round Lake Boulevard, stated with regards to the dead end street, on the east side off of Round Lake Boulevard, there is another dead end street, called Heather Street and it has been there for a long time and has not created a problem \----) with people hanging out. She stated they take their walks through there everyday and kids play in the street there but has not become a hangout and is not filled with trash. 0 U Regular Andover Planning and Zoning Commission Meeting Minutes-April 27, 2004 (J Page 7 Ms. Debbie Olson stated she also has an issue with a dead end street. She does not have a problem with development of the land, the only thing she asks that they stay to the 2 ~ acres. She stated there was a dead end street ending at their property until the land developed and there was a lot of vandalism and problems with parties. Mr. Erin Gardner, 17702 Round Lake Boulevard, stated he was the owner. He gave the Commission some background on his property. Ms. Shirley Sanborn stated they have lived in this area for almost forty years and she has seen all of the land develop around them. She explained in all of the years they have lived in the area, they have not had any problems with the neighbors. She stated it is quiet in their neighborhood and she did not know of any problems in the area lately. Mr. Myron Bauer, 17015 Quay Street, asked if the width of the regulatory street is 33 feet wide. He wondered ifthis street would be at that width. Mr. Bednarz stated it would be. Mr. Bauer stated his biggest concern is the runoff from the back of that property to his lot because it is designated as a runoff area and he is worried about his septic and well. He would like to see some plats of the development to see if it will affect his property. C_) Mr. Dean Olson stated he is not opposing the land development but he would like to see it done within the rules of the City. He does oppose a dead end road at the end of his property. Mr. Elliot stated they have been working with staff for awhile on this project and the plan shown earlier was their most recent plan. There are items that are going to be different each time. He showed on the sketch plan the layout from 2003. Mr. David Olson stated he is also not opposed to this development. At first he was opposed to the pond and then he got to the meeting and saw three different plans so he wondered what was going on. He is not against this, just a little concerned. Ms. Shilling asked if there was any way to make an easement on the two properties affected by the dead end until the owner decided to develop. Mr. Bednarz stated they could take a portion of the project as street easement and this area could remain part of the lots to help achieve 2 ~ acres, but physically it is not going to change the way project will look or how the homes are laid out. The City would prefer to take the street as right- of-way. Mr. Tony Ramer, 3344 I 69th Lane, stated Poppy Street used to be a dead end street and they did have problems on that street. He stated the police were called many times. He explained that if the City does want a street there, it could endanger Mr. Olson's horses. :,--) If they could block the street off someway until there is further development this could solve a lot of their problems. ü U Regular Andover Planning and Zoning Commission Meeting Minutes - April 27, 2004 \ Page 8 \ ) Mr. David Olson asked what was wrong with the previously shown plan from 2003. Chairperson Daninger stated this would result in land locked property if the road did not go up to the property for future development. Commissioner Kirchoff asked how easy it was to take a driveway and turn it into a road with access to a county road. Mr. Bednarz stated the County Highway Department has spacing guidelines that dictate where accesses to County roads can be. Ms. Janice Staffis asked as far as the land locking, the only way the street can be put in later, would be with easements purchased from adjoining properties. Mr. Bednarz stated the purpose of the street connection is to allow for access to the north in the future. If the property owner is interested in development, that will facilitate street access to the rear part of their property. Motion by Greenwald, seconded by Vatne, to close the public hearing at 9:21 p.m. Motion carried on a 6-ayes, O-nays, I-absent (Gamache) vote. Commissioner Kirchoff asked if the issue of runoff needed to be addressed as this development went along. Mr. Bednarz stated that was correct. Mr. Elliot stated with all the projects, they have to go through the City to look at the storm sewer and they also '\ have to go through the watershed. They are going through the watershed and working \ ) with staff. Commissioner Vatne asked if the holding pond was the necessary size needed. Mr. Elliot stated he believed this would be adequate. They cannot go any further south. Commissioner Vatne asked ifthe easements were in place for the north runoff. Mr. Elliot stated there are easements in place. Mr. Bednarz concurred. Commissioner Greenwald asked if the Fire Department has seen the long cul-de-sac. Mr. Bednarz stated they have seen the preliminary plat and would like them to stick to 500 feet. They do acknowledge that this is not always possible to facilitate development so the next question is where is the road going, is there potential connection in the future and to make sure that is provided for so that the cul-de-sac can be eliminated at some point in the future. Commissioner Greenwald thought the dead end street could potentially be a "dead end" street for a long time. The Commission discussed the dead end street and the reasons why it is needed for future development and if the street could be constructed without the permanent cul-de-sac. The commission was concerned with the number of variances proposed. , ) Motion by Kirchoff, seconded by Casey, to recommend to the City Council approval of Resolution No. ----> approving the design including the temporary street termination - ü U Regular Andover Planning and Zoning Commission Meeting Minutes - April 27, 2004 / ~ " Page 9 \ , - / and also provides a nonconforming use of the structure and including the 2.3 acres as presented because it is the best interest to the City to create those somewhat smaller lots to provide the internal access which is a benefit to the City and County Highway system. Commissioner Jasper stated he was tom but would vote against this motion because he thought the dead end road should terminate on the neighbors property, he agreed with that but should be reconfigured for the garage but he did not see any reason to do 2.3 acre lots as opposed to 2.5 acre lots. He stated he would rather see six lots that conform instead of seven that do not. Chairperson Daninger concurred with Commissioner Jasper. Commissioner Vatne stated he was also going to vote against this because if the back half of the northern lot develops, it could still be a part of the total property that is there and even though the building cannot lie in the easement, it will still be a part of the buffer zone. Commissioner Greenwald stated he is not comfortable with the cul-de-sac. He thought they needed to reconsider and he would rather have a variance on the three hundred foot lot width for one of the lots than to put a cul-de-sac there to make sure they do not have to do the three hundred feet so he was going to vote against this also. Motion failed on a 2-ayes, 4-nays (Jasper, Vatne, Greenwald, Daninger), I-absent (Gamache) vote. () Motion by Vatne, seconded by Jasper, to disapprove the preliminary plat for reasons sited primarily the shortage of acreage on the two lots. Motion carried on a 4 ayes, 2 nays (Kirchoff, Casey), I-absent (Gamache) vote. Mr. Bednarz stated that this item would be before the Council at the May 18, 2004 City Council meeting. The Planning Commission recessed at 9:45 p.m. . The Planning Commission reconvened at 9:53 p.m. WORK SESSION Chairperson Daninger stated the idea of this is to give general ideas to staff at this point and let them review this before the Commissions recommendation. a. Planned Unit Development Ordinance Mr. Bednarz stated the City Planning staff have reviewed the Planned Unit Development Ordinance and found that is inadequate for use in reviewing new requests for a Planned () Unit Development approval. ü U Regular Andover Planning and Zoning Commission Meeting Minutes - April 27, 2004 / , '\ Page 10 " ) Mr. Bednarz explained the staff looked at various other cities and how theirs was structured, staff concluded that a new PUD ordinance should be patterned after one that is simple and straight forward. Commissioner Greenwald asked if it looked like they are going to have a lot ofP.U.D.'s in the future in Andover. Mr. Bednarz stated the decision rests with the council and it depends on what they wanted to do with developments in Andover. Commissioner Vatne thought staffhas done a good job of bench marking some of the other high growth suburbs that are established. He thought that condensing this helped clean things up and made it flow better. He thóught that in some cases they may run into needing more detail to understand it. Mr. Bednarz stated when they get back to the public hearing they can bring up some of these items and explain them in detail. Commissioner Kirchoff asked if this new proposal offer mixed use development in an area that may be zoned differently. He wondered if it could include commercial, residential, and multi-family or would it require zoning changes at the same time. Mr. Bednarz stated they will not be changing the zoning. Commissioner Jasper suggested adding specific language to address density. He was C=) uncomfortable with the lack of specific requirements. Discussion ensued in regards to the wording in the report. b. Temporary Structures Mr. Bednarz stated on February 24, 2004, the City Council reviewed information that ! was provided to them regarding "temporary buildings". Council directed staff to prepare criteria that would regulate them. In reviewing what could be done to establish some type of performance criteria, staff thought that the standards for temporary buildings should include; duration of how long they may stay on a given property, materials that they may be made of, lighting and landscaping, covered walkways to main building, location where they may be placed on site. The Council did not want to require temporary buildings be subject to either an interim use permit or a conditional use permit. They felt that temporary buildings should be treated as a permitted use with performance standards. Mr. Bednarz discussed the information with the Commission. Commissioner Greenwald stated this is a substantial investment. Thought this was a good thing and staff covered if very well. Wants some control over the greenhouse '\ structures. Need to discuss those when it has a direct affect on other businesses. Mr. U Bednarz stated those are conditional use permits and will need to go through the Planning Commission for approval. - ü () Regular Andover Planning and Zoning Commission Meeting Minutes - April 27, 2004 Page II / '\ '- - ; Commissioner Vatne asked how the temporary structures are approved in the fIrst place. Mr. Bednarz stated they have not technically been approved yet but they do not need to go through the Planning Commission for approval. They have to meet the building code requirements and setbacks apply but there are no special rules. A majority of the Commission stated they would like to have a public hearing for the temporary structures. c. Parking Lot Lighting Mr. Sevald stated City Code 12-14-10 D.8. requires parking lots to be illuminated a minimum of one footcandle as measured at ground level. With the intent of limiting light pollution, Staff is proposing to modify the existing city code in accordance with recommendations from the Illuminating Engineering Society of North America (IESNA). Mr. Sevald discussed the information with the Planning Commission. Commissioner Kirchoff stated he could understand less lighting is better for a residential neighborhood. CJ Commissioner Greenwald felt staff answered the criteria efficiently. Commissioner Jasper stated there is no logical reason for different criteria for each parking lot. He gave an example that it does not make sense for a church parking lot in a residential neighborhood to have more lighting than a commercial parking lot for safety reasons. The Commission discussed the need for different ways to light parking lots depending on their own situations. The Commission discussed pole height and determined that no arbitrary number should be put in the ordinance. Commissioner Greenwald thought there needed to be a little bit of flexibility given because he did not think they needed the uniform height if you have shielding and correct lighting. Commissioner Jasper stated the issue people are complaining about is about lighting on their property and the shielding and lighting is the important part. A majority of the Commission was in favor of using the IESNA standards in the new ordinance. ~) u U Regular Andover Planning and Zoning Commission Meeting Minutes - April 27, 2004 Page 12 í '\ \ , -' d. Comprehensive Plan Update. Text and Map Amendments to Comprehensive Plan - Minor and Major Collector Streets Text and Map Amendments to Comprehensive Plan - Railroad Grade Crossings Motion by Greenwald, seconded by Kirchoff, to table item D for a future meeting. Motion carried 6 ayes, 0 nays, I-absent. OTHER BUSINESS. Commissioner Jasper stated he did not remember them discussing a change from the Comprehensive Plan in regards to a grade crossing when they did the Sophie's Manor plat, was that a topic of discussion. Mr. Bednarz stated they did not change the Comprehensive Plan at that time; it just calls for it to be explored. Commissioner Jasper stated in the minutes they received, the City Council approved CVS ," 'ì Pharmacy being open from 7 to II and he thought CVS was open 24 hours. Mr. Bednarz \,.. J stated the Council did place hours of operation on that approval. Mr. Bednarz stated the Community Center project has started and he believed all of the contracts have been awarded. Chairperson Daninger mentioned that he went to the City Council meeting and they discussed some of things on the issue they struggled with and The City Council indicated the fme and detailed work they are doing and appreciated it. Commissioner Vatne stated they approved a lot split a month ago which the end result was they had a home facing north while the lots were going to end up facing west. In thinking further about this, they are going to see a lot more of these coming in the future and he is not comfortable without having some type of guidance around with requirements that they have some kind of consistency. He does not think it is appropriate to develop where they have a house facing the sides of the other houses and he is uncomfortable with the end result of that process. He did not think that is the right result. ADJOURNMENT. Motion by Greenwald, seconded by Vatne, to adjourn the meeting at II: I 0 p.m. Motion . ---- carried on a 6-ayes, O-nays, I-absent (Gamache) vote. / \ \J u ( '\ ,_/ Regular Andover Planning and Zoning Commission Meeting Minutes -April 27, 2004 Page 13 " \ Respectfully Submitted, Sue Osbeck, Recording Secretary TžmeSaver Off Site Secretarial, Inc. " '. J , . I , J