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HomeMy WebLinkAboutJuly 11, 2006 o o o PLANNING AND ZONING COMMISSION MEETING - JULY 11,2006 The Regular Bi-Montbly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Daninger on July 11, 2006, 7:00 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover, Minnesota. Commissioners present: Chairperson Daninger, Commissioners Tim. Kirchoff, Rex Greenwald (arrived at 7:06 p.m.), Devon Walton (arrived at 7:02 p.m.) and Michael King. Commissioners absent: Commissioners Michael Casey and Valerie Holthus Also present: Associate Planner, Andy Cross Associate Planner, Chris Vrchota Others DISCUSS MPCA LAND USE PLAN FOR WDE LANDFILLlPRESENTATION BY MPCA STAFF The Minnesota Pollution Control Agency (MPCA) has prepared a land use plan for the closed landfill commonly referred to as the WDE site. Commissioner Walton arrived at 7:02 p.m. Chairperson Daninger wondered if this item was initiated by the City or by the MPCA. Mr. Vrchota stated it was initiated by the MPCA. Ms. Jean Hanson, Project Manager for the Waste Disposal Engineering Landfill made a presentation to the Commission. She stated this is a requirement by the Minnesota Landfill Clean Up Act. Commissioner Greenwald arrived at 7:06 p.m. Commissioner Kirchoff thought it made a lot of sense to make this a new zoning classification. He looked at figure five in the report which shows a parcel map and a couple oflines in it and he wondered ifhe lived within the boundaries on the map, is there need for concern. Ms. Hanson stated the waste is located within the WDE site presently. The dotted areas are the two hundred foot boundary and a five hundred foot o Regular Andover Planning and Zoning Commission Meeting Minutes - July 11, 2006 Page 2 boundary zone they have identified around the landfill which they do not want development to occur. Commissioner Kirchoff stated it appeared they already have some development. Ms. Hanson stated they do within the five hundred but not within the two hundred. She stated in 1998 they installed the active gas system which is much more controlled remediation for the gas itself. Commissioner Kirchoff asked if it would be her recommendation that anything within that five hundred foot boundary should not ever be developed. He stated in the report it indicates any wells would be ok but they would not recommend any new wells being put in. Ms. Hanson stated that was correct. Ms. Hanson stated the zoning on this will be only for the landfill boundary that does not include the two hundred or five hundred foot boundaries. These will not be included in the request for restricting the closed landfill. o Mr. Peter Tiffany stated this site has a lot of history. One of the benefits of closed landfill program was it got EPA out of the way. Part of the agreements that occurred when EP A did have control of this site with the members of the RP Group did place restrictions of these two hundred and five hundred foot boundaries and they are bound because of these agreements that occurred back in the 80's when US EP A was involved. He stated the main concern is the two hundred foot boundary and that is more of a rule of thumb than anything but is a good safety setback for gas. Mr. Tiffany stated the five hundred foot boundary is more related to ground water issues and within this property, there are very few people that have private wells. Commissioner Greenwald wondered if there are any restrictions on power lines. Mr. Tiffany did not think: power lines would be a problem. Commissioner King wondered how close the development at Andover Station North will get to the landfill. Mr. Vrchota stated the ball fields start at the end of the two hundred foot boundary and he did not think: any of the townhome units are within the five hundred foot boundary. Commissioner King asked if the development is in the five hundred foot boundary will they need to require monitors for the methane gas. Mr. Vrchota stated this development has already been approved and the concerns would have been reviewed and addressed by the MPCA. o Commissioner Walton wondered what they do in terms of notifying people who buy lots in the developments that are in the five hundred foot boundary. What kind of requirement will they have to notify people they are in the five hundred foot boundary. Ms. Hanson stated they did review the development and the development is well outside Regular Andover Planning and Zoning Commission Meeting Minutes - July 11, 2006 o Page 3 the five hundred foot boundary. She stated they do not require it, part of the land use plan development is local unit of government is required to notifY local residents. Commissioner Walton wondered if there was anything that would appear on title. He stated on the east side, are there any sand points that would exist and do they monitor sand points. Mr. Vrchota did not believe there was any permitting process for those so they probably would not have any record of installation. He did not think they were permitted. Ms. Hanson stated the MPCA does monitor any sand points around the landfill and they have for years. She stated she was not aware of any sand points along the east side but there are some along the north side, north of Coon Creek and also on the west side. She thought there were eight to ten sand points that monitor at least once a year. Commissioner King stated there was some mention of seepage along the upper sand level on the north end where Coon Creek runs through. He wondered if that was being monitored. Ms. Hanson indicated it was being monitored and this past year they put in an additional extraction well which is south of Coon Creek but in the area where the breach has occurred and all new extraction wells have been installed. o Commissioner Kirchoff asked if the extraction wells are then put into the waste sewer. Where does the fluid go when it is extracted. Mr. Tiffany stated each extraction well is monitored for water quality and if it meets the HRL (Health Risk Limit) set by the MN State Department of Health, then the water is diverted into a seepage base and then seeps back into the ground and more than likely ends up in Coon Creek. If the water quality of the extraction well is out of compliance with the HRL's, it then goes to a lined treatment basin on site where the VOC's will evaporate and the rest of the water is discharged into the sanitary sewer that is in Crosstown Boulevard. The Commission indicated they were fine with the presentation and what was discussed. APPROVAL OF MINUTES. June 13, 2006 There was not a quorum available to approve the minutes because some of the Commissioners at the meeting could not vote on them. o PUBLIC HEARING: PRELIMINARY PLAT OF ANDOVER MARKETPLACE EAST ~ ADDITION TO CREATE TWO COMMERCIAL PROPERTIES FROM OUTLOT C OF ANDOVER MARKETPLACE EAST LOCATED AT THE NORTHEAST CORNER OF STATION PARKWAY AND QUINN STREET NW. o Regular Andover Planning and Zoning Commission Meeting Minutes - July 11, 2006 Page 4 Mr. Vrchota noted Northgate Liquor intends to move to a new building on proposed Lot 1. Proposed Lot 2 will continue to be marketed as a pad site for commercial uses allowed by the Andover Station Design Guidelines. Mr. Vrchota added two conditions to the resolution. The fIrst one was "The Preliminary Plat shall address all comments from the Engineering Department and Community Development Department before grading may commence." He noted staff wanted to expand upon condition fIve "modifIcations to the Association documents as needed shall be reviewed and approved by the City Attorney." Commissioner Greenwald stated there is obviously some kind of an agreement in the owner's association agreement with other businesses in that area Mr. Vrchota stated there is an owners association for all of Andover Station. Commissioner Greenwald asked if the other agreements indicated review and approval by the City Attorney or were they going above and beyond what was required for the existing people. Chair Daninger thought that was because of the sewer. o Commissioner Greenwald asked if they should add that this was specifIcally related to sewer. Chair Daninger thought it was specifIc to this resolution. Mr. Vrchota indicated the resolution only affected this plat and would only affect this property. Mr. Vrchota noted the association documents will have to stipulate that the developer is responsible for moving the sewer line and maintaining it because it is a private sewer line. Commissioner Greenwald wondered if there was something unique in this development agreement that is different than the other development agreements they have done in the Station. Mr. Vrchota stated there was not. Commissioner Kirchoff asked how the size of the new building compares to the size of the existing building. Commissioner Walton asked on the south west comer and egress out of that comer, do they know if this is big enough for larger delivery and maintenance vehicles. Mr. Vrchota stated this would have been reviewed by the Engineering Department and met City standards. Chair Daninger stated on the southeast comer it is full access. Mr. Vrchota indicated that was correct. o Motion by Walton, seconded by Kirchoff, to open the public hearing at 7:45 p.m. Motion carried on a 5-ayes, O-nays, 2-absent (Casey, Holthus) vote. No one wished to address the Commission. o Regular Andover Planning and Zoning Commission Meeting Minutes - July 11, 2006 Page 5 Motion by KITchoff, seconded by Walton, to close the public hearing at 7:45 p.m. Motion carried on a 5-ayes, O-nays, 2-absent (Casey, Holthus) vote. Mr. Joe Samuel, RLK, stated the existing store is 7,000 square feet and the proposed store is 9,100 square feet ofliquor with 1,800 square feet of future use. In regards to access, the access in the southwest corner of the site has been designed as a right out only. They are comfortable with the accesses. Chairperson Daninger asked if the reason for the larger store is because of increased business or is this going to become a distribution site for the other store. Mr. Bruce Nolan, Northgate Liquors, stated it is to carry more product because it is what the consumer today requires. Commissioner Walton asked how it compares to other liquor store sizes in the City. Mr. Nolan stated he was not sure how large they were but he thought they would be in the middle for size. o Motion by Greenwald, seconded by Walton, to recommend to the City Council approval of the proposed plat subject to the conditions listed in the attached resolution including the changes in the staff report. Chairperson Daninger asked if the applicant was aware of the added conditions. Mr. Bruce Carlson, United Properties indicated they will be taken care of. Motion carried on a 5-ayes, O-nays, 2-absent (Casey, Holthus) vote. Mr. Vrchota stated that this item would be before the Council at the July 18, 2006 City Council meeting. PUBLIC HEARING: CONDITIONAL USE PERMIT (06-03) TO ALLOW OFF SALE LIQUOR SALES ON PROPERTY LOCATED AT THE NORTHEAST CORNER OF STATION PARKWAY AND QUINN STREET NW. Mr. Vrchota explained Northgate Liquor will be moving from its present location to a new building on a site south of Walgreens. The new property needs a conditional use permit to allow this use of the property. Mr. Vrchota discussed the staff report with the Commission. o Motion by Walton, seconded by KITchoff, to open the public hearing at 7:55 p.m. Motion carried on a 5-ayes, O-nays, 2-absent (Casey, Holthus) vote. o Regular Andover Planning and Zoning Commission Meeting Minutes - July 11, 2006 Page 6 Mr. Bruce Carlson. Vice President of Retail Development with United Properties, stated they were currently the owners of Andover Station, Festival anchored shopping center with side shops including the out building currently occupied with Northgate Liquor. He stated that as part of the purchase agreement, they have agreed to an exclusivity deal with Mr. Knowlan: so long as he owns and operates under that liquor license on the property they are anticipating selling to him, they have agreed not to enter into a lease with another liquor store. lbis would be fUed with the County as part of the Title Declarations and Restrictions on that. Motion by Walton. seconded by Kirchoff, to close the public hearing at 7:58 p.m. Motion carried on a 5-ayes, O-nays, 2-absent (Casey, Holthus) vote. Motion by Greenwald, seconded by Walton. to recommend approval of the proposed conditional use permit. Motion carried on a 5-ayes, O-nays, 2-absent (Casey, Holthus) vote. Mr. Vrchota stated that this item would be before the Council at the July 18, 2006 City Council meeting. o PUBLIC HEARING: REZONING (06-03) TO REZONE PROPERTY FROM R-l, SINGLE FAMILY RURAL RESIDENTIAL TO R-4, SINGLE FAMILY URBAN RESIDENTIAL FOR PROPERTY LOCATED AT 1177 161sT A VENUE NW. Mr. Vrchota stated the Planning Commission is asked to review the proposed rezoning to allow the Country Oaks South plat to move forward. A sketch plan of the proposed project was reviewed with the Country Oaks West plat. Mr. Vrchota discussed the staff report with the Commission. Commissioner Greenwald asked on the location map if the dotted line was the MUSA location. Mr. Vrchota indicated that was correct. Commissioner Kirchoff asked where they were at on the collector street. Mr. Vrchota stated he believed the ordinance update was going to be dealt with along with the transportation plan update. Motion by Greenwald, seconded by Kirchoff, to open the public hearing at 8:01 p.m. Motion carried on a 5-ayes, O-nays, 2-absent (Casey, Holthus) vote. There was no public input. o Motion by Walton. seconded by Kirchoff, to close the public hearing at 8:02 p.m. Motion carried on a 5-ayes, O-nays, 2-absent (Casey, Holthus) vote. o Regular Andover Planning and Zoning Commission Meeting Minutes - July 11, 2006 Page 7 Commissioner Walton asked if the existing home will be connected to the residential City sewer and water that is coming to the other two properties. Mr. Vrchota stated in order for this property to be rezoned, it would need to hook up to City sewer and water because it would no longer meet the rural lot size standard. Commissioner Walton wondered if the current homeowner will continue to live there. Mr. Bob Klink, Herman's Homes, stated the home is up for sale and the owner will not be staying. Motion by Greenwald, seconded by Walton, to recommend approval of the rezoning request based on the fact that times and conditions have changed. Motion carried on a 5- ayes, O-nays, 2-absent (Casey, Holthus) vote. Mr. Vrchota stated that this item would be before the Council at the July 18, 2006 City Council meeting. PUBLIC HEARING: PRELIMINARY PLAT OF COUNTRY OAKS SOUTH, A SINGLE FAMILY URBAN RESIDENTIAL DEVELOPMENT CONTAINING 3 LOTS LOCATED AT 1177161sT AVENUE NW. o Mr. Vrchota explained the Planning Commission is asked to review a Preliminary Plat for Country Oaks South. The Commission previously reviewed a sketch plan for the proposed project as a part of the Country Oaks West plat. Mr. Vrchota discussed the staff report with the Commission. Motion by Greenwald, seconded by Kirchoff, to open the public hearing at 8:01 p.m. Motion carried on a 5-ayes, 2-absent (Casey, Holthus) vote. There was no public input. Motion by Walton, seconded by Kirchoff, to close the public hearing at 8:02 p.m. Motion carried on a 5-ayes, O-nays, 2-absent (Casey, Holthus) vote. Motion by Greenwald, seconded by Walton, to recommend approval of the Preliminary Plat for Country Oaks South. Motion carried on a 5-ayes, O-nays, 2-absent (Casey, Holthus) vote. Mr. Vrchota stated that this item would be before the Council at the July 18, 2006 City Council meeting. o Regular Andover Planning and Zoning Commission Meeting Minutes - July 11, 2006 o Page 8 PUBLIC HEARING: REZONING (06-04) TO REZONE PROPERTY FROM R-1, SINGLE FAMILY RURAL RESIDENTIAL TO R-1, SINGLE FAMILY URBAN RESIDENTIAL FOR PROPERTY LOCATED AT 1341 AND 1433 161sT A VENUE NW Mr. Cross explained White Pine Wilderness is a new proposed residential subdivision west of Country Oaks West and northeast of the intersection of Hanson Boulevard and 161 st Avenue NW. The development is located on 63.3 acres that are currently zoned R- 1. The applicant is asking that the land be rezoned to R-4 to accommodate a new subdivision. Mr. Cross discussed the staff report with the Commission. Commissioner Kirchoff asked regarding lot 16 and 17, they are proposing a temporary cul-de-sac and with a temporary cul-de-sac, neither 15 nor 16 would have the necessary frontage. Mr. Cross stated that may not be entirely correct. Lots 15 and 16 on the cul-de- sac would have the required frontage. He showed on the map the frontage area Commissioner Greenwald wondered if this is four lots or two lots. Mr. Cross stated there are a number of lots being assembled for this project. o Commissioner Greenwald wondered if they could get some kind of an agreement with Steven and Cheryl Olmsheid. Commissioner King stated there was mention of the right turn. lane going east and west and he wondered if there would be some type of divider that would not allow a left turn. lane. Mr. Cross stated without more feedback he was unable to answer specific questions about the intersection in the proposal. He stated the engineers are going to work this out with the applicant and the County. The Commission discussed with staff the intersection being proposed for the plat along with traffic issues. Mr. Cross stated the resolution does include a condition that requires the developer to make all improvements as recommended by both the City Engineer staff and the experts at the Anoka County Highway Department. Motion by Kirchoff, seconded by Walton, to open the public hearing at 8:22 p.m. Motion carried on as-ayes, O-nays, 2-absent (Casey, Holthus) vote. There was no public input. o Motion by Walton, seconded by King, to close the public hearing at 8:22 p.m. Motion carried on as-ayes, O-nays, 2-absent (Casey, Holthus) vote. Regular Andover Planning and Zoning Commission Meeting Minutes -July 11,2006 o Page 9 Motion by Greenwald, seconded by Walton, to recommend approval of the rezoning request based on the fact that times and conditions have changed. Commissioner Walton noted on the map on the back page of the staff report, it is noted as "Woodland Oaks" and should be "White Pine Wilderness". Motion carried on a 5-ayes, O-nays, 2-absent (Casey, Holthus) vote. Mr. Cross stated that this item would be before the Council at the July 18, 2006 City Council meeting. PUBLIC HEARING: PRELIMINARY PLAT OF WHITE PINE WILDERNESS, A SINGLE FAMILY URBAN RESIDENTIAL DEVELOPMENT LOCATED AT 1341 AND 1433 161sT A VENUE NW. Mr. Cross stated the Planning Commission is asked to review a preliminary plat for White Pine Wilderness. The plat proposes 60 lots that will be served by City sewer and water. o Mr. Cross discussed the staff report with the Commission. Motion by Kirchoff, seconded by Walton, to open the public hearing at 8:22 p.m. Motion carried on a 5-ayes, O-nays, 2-absent (Casey, Holthus) vote. There was no public input. Motion by Walton, seconded by King, to close the public hearing at 8:22 p.m. Motion carried on a 5-ayes, O-nays, 2-absent (Casey, Holthus) vote. Chairperson Daninger stated there were a couple of issues related to this item. They needed to make sure they were comfortable with the length of the cul-de-sac and the feeder street. He wanted to make sure what the Commission's feelings were on lots 15 and 16 and also the FEMA and the intersection. Commissioner Greenwald wondered what the potential going north was for Avocet. Chairperson Daninger indicated that was also a concern of his because they usually have a ghost plat and he did not see one going to the north or to the west. Mr. Cross stated the sketch plan included some ghost plating. He showed the sketch plan and explained the ghost plat. o Commissioner Greenwald stated on lots 16 and 17, he would like to make it one lot for now and when it goes through to go to two lots when there is actual road there to work with. This would leave a typical cul-de-sac condition there. o Regular Andover Planning and Zoning Commission Meeting Minutes - July 11, 2006 Page 10 Commissioner Walton wondered ifthere was an advantage to having a cul-de-sac there instead of dead ending it especially if they make 16 and 17 one lot. Commissioner Greenwald thought he was right because a cul-de-sac looks more permanent. Commissioner Greenwald stated either way he would like to see this as one lot instead of two. Chairperson Daninger wondered why there should be a cul-de-sac and not just a street to the property line. Mr. Cross showed on the map the area in question and stated the City Code has a requirement that dead ends longer than 210 feet from the nearest intersection requires a temporary cul-de-sac. Chairperson Daninger stated the question is if this should be one or two lots because there will be a temporary cul-de-sac either way. o Mr. Larry Emmerich, 1341 161S\ stated one of the things not noticed in hereis that this is a two phased project. They are developing fifteen lots, fourteen buildable in the first phase and putting in the intersection with timing and all of the issues with that. One of the concerns with combining the lots is this will financially hurt him and he will not be able to sell lot sixteen if combined. He would have to hold onto an acre lot that has a lot of value to pay for the cost of this. He stated it can be deeded as non-buildable and whether he gets a variance now or later is not an issue. The issue is that by combining them he cannot sell them until the road is eventually finished and that will hurt him going into phase 2. Chairperson Daninger asked other than cost, what is the reason for a variance. Mr. Emmerich stated his other issue would be ifhe came in a year or two from now when the Olmsheid's developed, he would still ask for the same variance because they are doing the same thing now that they would be doing then. Commissioner Walton wondered why they would have to grant a variance at that time because then the lot will have full street frontage and the Olmsheid's Development would be required to allow that frontage to exist. Mr. Emerich stated they will need the variance because they are platting them together as one lot and they will need a variance to split the lot. Commissioner Walton asked if 16 and 17 were combined, what was the reasoning they could not sell them together as an acreage wooded lot in Andover. Mr. Emerich stated that would be a monetary issue. o Mr. Cross stated if lots 16 and 17 were combined now and split later there would not be a variance needed then, only a lot split. o Regular Andover Planning and Zoning Commission Meeting Minutes-July 11,2006 Page 11 Commissioner Kirchoff stated if they are looking at a variance and looking at creating two lots out of this, the one lot is not useable and cannot be built on or issued a building permit until the road goes through, so it is almost like a quasi outlot at this time. He stated it is a permanent outlot until the road goes through and he did not see a problem with this. Chairperson Daninger stated he was trying to look at the reason for a variance besides monetary. Commissioner Walton asked what happens if they do not grant the variance. Chairperson Daninger stated if they did not grant the variance, lots 16 and 17 will remain one lot and according Mr. Emerich, he will not be able to sell lot 16 because it is part of the other lot he cannot split. He thought this could be sold as one lot and split it later. The Commission agreed. Mr. Emmerich stated ifhe sold lot 16 and 17 as one lot he would practically be giving it away. Mr. Ross Able, the applicants' consultant, indicated he was at the meeting to answer questions. o The Commission discussed the issue with the FEMA flood plain. Chairperson Daninger asked if everyone was comfortable with the length of the cul-de- sac. Commissioner Greenwald stated he would be ok with that because there really is two access points and he did not think that was an issue. Commissioner Daninger asked if the Commission was comfortable with the collector street. The Commission indicated they were fIne with it. Commissioner Walton stated he did not see anything in the plat regarding bike trails or sidewalks. Mr. Able stated there is a bike trail proposed from Hanson Boulevard. He showed on the map where the trail will be. Chairperson Daninger stated trees are valuable and he asked if the applicant was comfortable with marking the trees to save and to save as many trees as possible. Mr. Able stated they have made a valiant effort to save as many trees as possible. He showed on the plat the different groups of trees they will be trying to save. Chairperson Daninger stated he was always conservative in the variances. Other than monetary, he would like to see the lots remain as one. He could be easily persuaded but he is going to go the conservative route because he cannot quite see other than monetary. o o Regular Andover Planning and Zoning Commission Meeting Minutes-July 11,2006 Page 12 Commissioner Walton stated he would like to see one lot. He thought there might be some value to that lot in its size, in its entirety as one lot. Esthetically splitting it does not appeal to him at all. Commissioner Kirchoff stated it is more of a temporary one and he did not see an impact either way and nothing will be built on that lot until a road goes through. He stated he was comfortable with this because it was a temporary variance and not a permanent one. He stated he would like to see lot 16 developed so there would not be a bigger pile of weeds next to the cul-de-sac. Commissioner Greenwald stated there are a couple of other conditions to a variance besides a hardship. He was agreeing with Commissioner Kirchoff in that there is some practicality here. If they do the variance for two, it will be roughed in for two. He asked if this was in the MUSA boundary. It was indicated it was. He stated this would be a reason to do the variance now so they are prepared because they know it will be done eventually. Chairperson Daninger asked if they make it one lot, will 17 not be stubbed for sewer. The applicant indicated it would not. o Commissioner Greenwald stated because of other conditions involved besides a hardship, he thought they should grant the variance to split it now but make sure the applicant knows they cannot develop lot 17 right now. Commissioner Kirchoff asked if they could create a lot that did not have access. Mr. Cross stated that lot would not meet their buildability requirements and would not be a buildable lot. Commissioner Kirchoff asked if they could split off a lot that did not have road access. Mr. Cross stated the lot could be platted with the variance, but it could not be built on. Commissioner Walton wondered how they would stub the lot if they didn't have access to the front of the lot. Mr. Cross stated that without the variance, they cannot create a lot that is not buildable. Lots do need to meet buildability requirements. Commissioner King stated a couple of weeks ago they agreed to a trail/road combination for a number of homes that it was a twenty foot wide variance and that did not meet minimum requirements of road frontage either. Commissioner Greenwald stated that was a PUD and they are allowed more flexibility. Commissioner King asked if a small private road could be made for lot 17 to exist. He stated he was fine with granting the variance. o Chairperson Daninger wondered how the Commission felt regarding the intersection. o Regular Andover Planning and Zoning Commission Meeting Minutes - July 11, 2006 Page 13 Commissioner Greenwald did not think it was pertinent to the discussion of the approval of the Preliminary Plat but he thought they needed to rely on the expertise of the Highway Department and transportation department and only concern themselves with the zoning part right now. Commissioner Walton stated this road is destined to become a major highway and it will get bigger. The Commission was comfortable with the way the Resolution was written in Item 8. Motion by Kirchoff, seconded by Greenwald, to recommend approval of the Preliminary Plat for White Pine Wilderness as presented. Motion carried on a 3-ayes, 2-nays (Walton, Daninger), 2-absent (Casey, Holthus) vote. Mr. Cross stated that this item would be before the Council at the July 18, 2006 City Council meeting. OTHER BUSINESS. c Mr. Vrchota updated the Planning Commission on related items. ADJOURNMENT. Motion by Greenwald, seconded by Walton, to adjourn the meeting at 9:06 p.m. Motion carried on a 5-ayes, O-nays, 2-absent (Casey, Holthus) vote. Respectfully Submitted, Sue Osbeck, Recording Secretary TimeSaver Off Site Secretarial, Inc. o