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HomeMy WebLinkAboutApril 28, 1992 o o o o o ~ CITY of ANDOVER PLANNING AND ZONING COMMISSION MEETING - APRIL 28, 1992 MINUTES The Regular BI-Monthly Meeting of the Andover Planning and Zoning Commission was called to order by Chairperson Bonnie Dehn on April 28, 1992, 7:30 p.m., at the Andover City Hall, 1685 Crosstown Boulevard NW, Andover. Minnesota. Commissioners present: Maynard Apel, Steve Jonak, Bev Jovanovich, Marc McMullen Becky Pease, Randy Peek City Planner, David Carlberg Others Commissioners absent: Also present: APPROVAL OF MINUTES April 14. 1992: Correct as written. MOTION by Jovanovich, Seconded by Jonak, to approve the Minutes as written. Motion carried on a 4-Yes (Dehn, Apel, Jonak, Jovanovich), 1-Present (McMullen). 2-Absent (Pease, Peek) vote. PUBLIC HEARING: SPECIAL USE PERMIT - MINING PERMIT. WDE SITE. WASTECO. INC . 7:31 p.m. Mr. Carlberg reviewed the request by Wasteco, Inc., to conduct land reclamation activities on the two 40-acre parcels immediately south of the Waste Disposal EngIneering landfill site. This is a part of the process to clean up the landfill. whIch has been named a "Superfund Site." The intent is to bring fill to the site and stock pIle it for future use to cap the landfIll site. He understood the applicant will apply for a mining permit in the future. Mr. Carlberg reviewed the applicable ordinances and criteria to be used for Special Use Permits. Staff has determined the Permit will have no adverse effects on any aspects of the criteria except possibly the transportation condItIons. The traffIc will access from Hanson Boulevard. but where It wIll go from there has not yet been established. If the Planning CommIssion recommends approval of the Permit, he suggested several condItIons as lIsted In the Agenda materIal be added to the ResolutIon. Chairperson Dehn opened the meetIng for public testimony. Mr. Carlberg also stated the Staff will be Involved In any signing that will be necessary. The U.S. and Minnesota EnvIronmental Protection AgencIes are both involved with this project. The five-year perIod on the ResolutIon Is standard so It doesn't have to come back every year for approval. CommissIoner Janak noted the applIcation says the project Is expected to take about a year. (J u ~J Andover Planning and Zoning Commission Minutes - April 28, 1992 Page 2 <Public Hearing: Special Use Permit, WDE Site, Wasteco, Inc., Cont.> Commissioner Jonak was concerned with the vegetatIve cover, not wantIng to see hIgh mounds of fIll which wIll blow around the area. Mr. Carlberg stated the applicant is lIable to protect it from exposure so the fill doesn't blow around. Dave Haaaard. 4507 148th Avenue - stated he was employed by Wasteco, Inc., for the last 12 years, whIch is the same company that owned the landfill. He suggested the CommIssIon look closely at thIs and make sure everythIng is adhered to. He understood the materIal to be stockpIled will be lIme from the water treatment plant In St. Paul. He questIoned how much wIll be stockpIled, whether It wIll be leveled, and the envIronmental affect of the lIme on the area It wIll be stored. In checkIng at the court house, the land on whIch thIs wIll be stored Is owned by three partIes, but only one party sIgned the permIt application. Also the land on which it wIll be stored has back taxes on It, and he questIoned whether the county now controls It and wIll accept lIabilIty. In addItIon, Mr. Haagard stated Wasteco, Inc., flIed Chapter 11 In February, questIonIng whether they have the fInances to follow through wIth the project or wIll they back out In /\ the mIddle, and then what happens. '-~ Mr. Carlberg stated If other partIes own the land, they must also sIgn the applIcatIon. He wIll check on that further. He noted the CIty has no JurIsdIctIon over the clean up Itself; It wIll only handle the SpecIal Use PermIt process. Mr. Carlberg also noted that both 40-acre parcels have lIme sludge on them now. Jon ChrIstofferson. Contestoaa-Rovers and AssocIates. Inc.. representlna the responsIble cartles for the WDE landfIll cleanuc - Wasteco, Inc., Is Just one of hIs clIents whIch was sent an order by the U.S. EPA and MN EPA to begIn remedIal operatIons on the landflll. In some fashIon, Wasteco, Inc., Is one of the owners; and they have made the fIrst step In makIng applIcatIon for thIs PermIt as a part of theIr partIcIpatIon In the clean up of the landfIll. The land on which the fIll wIll be stored and the sand taken from It Is specIfIcally the Wasteco, Inc., property; and he was not aware that there were other owners Involved. He Is aware of the fIlIng of Chapter 11 by Wasteco, Inc., but some of the costs wIll come from other resources they have to help clean up the sIte, one resource beIng the use of theIr property. .~ Mr. ChrIstofferson explaIned there have been meetIngs wIth CIty representatIves over the past years, and there was conceptual agreement to usIng the two 40-acre pIeces to get the sand for the constructIon of the cap over the landfIll. One of the layers of the cap wIll be of sand, and they have found that the acreage In questIon has sufficient suitable sand for that cap. The CIty has been given a prelImInary gradIng plan of the area which leaves the land usable for future use. The U.S. EPA has determIned that lIme sludge cannot be (J u ~- ) Andove~ Planning and Zoning Commission Minutes - Ap~il 28, 1992 Page 3 (Public Hea~ing: Special Use Pe~mit, WDE Site, Wasteco, Inc., Cont.> used to cap the landfill. Above the sand they will place clay, which is a non-pe~meable mate~ial. They have to buy that clay and will stockpile it on the two 40-ac~e parcels until it can be placed on the landfill. They a~e not goIng to b~Ing In lime sludge. The cap on the landfIll wil consIst of sIx feet of sand, all ~emoved f~om the two 40-ac~e pa~cels and f~om a po~tion of the landfill sIte itself, a clay laye~, and a top soil laye~. T~ees will be ~emoved f~om the a~ea in whIch sand will be mIned; howeve~, a buffer wIll be left on the west end abuttIng the resIdentIal area. There are areas that are not usable now which will remain unusable. The intent Is for the final grading to leave the land usable for a commercIal or industrIal park. / "\ ,J M~. Haaaa~d - understood that it wIll only be used fo~ an industrial pa~k because the g~oundwate~ is contaminated in that a~ea. M~. Chrlstoffe~son stated the EPA wants restrIctions on the prope~ty so it cannot be used for ~esidentlal pu~poses; but It can be used for comme~cial uses. The g~ound wate~ flow Is away from that site, so the a~ea is not impacted in that fashion. The lime sludge al~eady on the site has been dissipated by the ~alnfall. It will be used as part of the gene~al fIll materIal fo~ the landfIll. He also noted that they a~e still working on othe~ portIons of the project, noting that portion which was tax fo~feited is under the control of the county th~ough the State. None of hIs clients own the landfill. M~. Chrlstoffe~son also stated fInancIally, It is a Supe~fund Site. The gove~nment wIll get the prIvate partIes to clean up the sIte. If the~e is a problem, Supe~fund monIes will be used to fInIsh the project, and then the government trIes to ~ecover the funds from the indivIduals involved. The Pe~mit ~equest is fo~ both mining of the sand f~om the prope~ty Iself and the stockpilIng of the clay whIch will be b~ought in. M~. Carlbe~g advised he was unde~ the impression that only the pe~mit fo~ storage was desi~ed at this time. In looking at the appiication and with M~. Ch~istoffe~son's testImony thIs evenIng, he ~ecommended the mIning permit be issued at the same time. M~. Ch~istofferson stated at some point In the future they wIll be coming back wIth what has to be done on the landfIll site Itself. They weren't able to do that in one applIcatIon because the land Is still unde~ the cont~ol of the county and they a~e still workIng on an operatIng and access ag~eement with the county and the City. When that is done, they will be in a position to have someone sign the application. This pe~mit is just for the two 40-ac~e pa~cels south of the landfill site itself. '\ , ) Chairperson Dehn felt furthe~ invesgItation is needed on the owne~ship and the detaIls on the minIng and revegetatIon. ') J , ) Andove~ Planning and Zoning Commission , ~ Minutes - Ap~il 28, 1992 Page 4 (Public Hea~ing: Special Use Pe~mit, WDE Site, Wasteco, Inc., Cont.) MOTION by Apei, Seconded by Jovanovich, to close the public hea~ing. Motion ca~~ied on a 5-Yes, 2-Absent (Pease, Peek) vote. MOTION by Apel, Seconded by McMullen, that the Planning and Zoning Commission ~ecommend we send to the Council fo~ its app~ovai a Resolution g~anting the Special Use Pe~mit ~equest of Wasteco, Inc., as p~esented by the Staff with the following conditions added by the Commission: Item 4. Hauling of mate~ials limited to Monday th~ough F~iday, 8:00 A.M. to 8:00 P.M. and Satu~days, 8:00 A.M. to 4:00 P.M. Item 5. Signage be placed on access d~iveways indicating t~ucks hauling. Item 6. Applicant keep Hanson Bouleva~d in a state of good ~epai~ (f ill clean up). Item 7. Wate~ing of ~oadway access to site to cont~ol dust du~ing d~y times. Item 8. Applicant be ~equi~ed to ~esto~e a~ea when stock piled ~ / fill is ~emoved with seed o~ vegetation to establish e~osion cont~ol. Item 9. Length of pe~mit will be in one-yea~ inc~ements fo~ a maximum of five (5) yea~s. Item 10. If the~e a~e any othe~ owne~s, they should sign the Special Use Pe~mit application as owne~s. Item 11. We should be awa~e of the fact that we could ve~y well have in effect a T~ee O~dinance; and if that o~dinance is in effect, the language of that o~dinance should be adhe~ed to in this Special Use Pe~mit. A public hea~ing was held and the~e was no ~eal opposition. The~e was discussion by the public as to how we should be able to cont~ol thIs ope~ation so that we keep the distu~bance down to a liveable level. DISCUSSION: M~. Ca~lbe~g noted if O~dinance 29C is in effect, this ope~ation will need to adhe~e to the conditions Just as any p~oJect would. They a~e t~ying to p~ese~ve an a~ea to keep as much of a vegetative shield as possible. VOTE ON MOTION: YES: Apel, Jonak, Jovanovich, McMullen; NO-Dehn; ABSENT: Pease, Peek. Motion ca~~ied. The item will be on the May 19, 1992, City Council agenda. 8:22 p.m. , j PUBLIC HEARING: ORDINANCE NO. 29C AND TREE PRESERVATION POLICY 8:22 p.m. M~. Ca~lbe~g explained the T~ee Commission is ~ecommending app~oval of a ~evised T~ee O~dinance and a T~ee P~ese~vation Policy. u " , ~ Andover Planning and Zoning Commission . ~ Minutes - April 2S, 1992 ~ h~5 (Public Hearing: Ordinance 29C & Tree Preservation Policy. Continued) The Tree Commission did have representatives from other cities, the DNR and the county as advisors. The ordinance was modeled from the Minnesota Department of Agriculture. Chairperson Dehn, and Commissioners Jonak and Apel expressed disapproval of the ordinance as written. They argued the ordinance creates a real financial burden on the residents of the City to force them to take care of diseased trees, that the cost has the potential of being more than the value of the land, that there are other costs to the City for tree Inspection, disposal of chemicals, plus the questions pertaining to residue of chemicals and disposal of containers used In chemical treatment of diseased trees. Is there a cost benefit of dealing with diseased trees or Is it simply prolonging the inevitable? What percent of trees will die anyway? They didn't see how the City could inflict this on anyone. Mr. Carlberg stated any chemical treatment would be State regulated whether it is written in the ordinance or not. Only chemicals approved by the University of Minnesota would be allowed, and to date ,\ there are none. The ordinance provides for exceptions if needed, and ~~ it does not say that all diseased trees must be removed. The intent is to preserve the stands of trees. There are some funds available from the DNR and through other programs; however, the residents are unable to get them unless an ordinance is In place. He noted that these concerns were not raised by the Planning Commission at the Joint meeting with the Tree Commission regarding these proposals. The hearing was opened for public testimony. Ann Sikora. 43-vear resident - stated she tries to keep her woods clean by buring wood for heat, and she still can't keep up. She has 60 acres of wood and stated there is no way she could comply with the ordinance. She proposed planting trees every year instead. Even if the City pays for it, It will end up on their taxes. ~) Chuck Cook. Continental Development. Coon Rapids - was outraged when he first read the ordinance and policy, looking at It from a landowner's and developer's perspective. He felt there are terrible flaws and restrictions that could have very adverse effects. He related the high cost of tree replacement to meet the proposed requirements, potentially $26,000 for two lots; the difficulty of Implementing the requirements on the urban SO-foot lots; that heavily wooded subdivisions don't need more trees; that room Is needed for roads, drainage, etc., for development; and that heaVily treed areas around houses create problems for the homeowners. He didn't think landowners and developers should be held accountable for natural occurrences such as oak wilt disease, nor can he replace all of those trees. Mr. Cook stated other cities require developers to provide \ \ ,) ~/ Andove~ Planning and Zoning Commission j Minutes - Ap~il 28, 1992 Page 6 (Public Hea~ing: O~dinance 29C & T~ee P~ese~vation Policy, Continued) bouleva~d t~ees, whIch Is a ~easonable cost and Is unlfo~mly dlst~ibuted. Also, he felt the~e should be some tIme pe~Iod befo~e any o~dlnance Is put Into effect so that it does not Impact those p~oJects al~eady In in p~og~ess. He stated he wIll submit a lette~ to the CIty outlInIng hIs objectIons and obse~vations. Je~~v Windschltl. 3640 152nd Lane. Andove~ - had a lengthy w~ltten ~esponse to the p~oposed o~dlnance and T~ee P~ese~vatlon Polley. He highlighted the maIn points befo~e the Commission and ag~eed to submit the w~Itten ~esponse to the CIty fo~ Its conslde~ation. M~. Windschltl felt the develope~s should have been invited to ~espond to the p~oposals befo~e It got to the publIc hea~Ing. It is the most fa~-~eachlng o~dinance that has eve~ been p~oposed. As p~oposed, within 20 days, It makes c~iminals out of many p~ope~ty owne~s In the City. The~e is a potential cost In the documents that Is In the millIons of dolla~s, notIng costs fo~ dIsease abatement of dumping fees, $80 to $200 fo~ t~unk ~emoval, c~ane se~vice, etc. Though oak wilt Is unfo~tunate, he stated the fact Is It has been th~ough the City and what is left to save is ma~gInal. And if a Red Oak Is cut down, vI~tually eve~y one is hollow InsIde. It is Mothe~ Natu~e. Dutch , Elm disease is ve~y lImIted In the CIty, and the dIseases of the / conlfe~ous t~ees In Andove~ was the result of the d~ought th~ee o~ four yea~s ago. M~. Windschltl also questioned when buIlding ~oads, does a 12-inch significant t~ee p~event the road from being built? He said sections of the ordInance are so broad in interp~etation, It is almost impossible to dete~mlne what It does o~ does not say. He felt the real questIon is who would be served by enacting these provisions; Is there some publIc good that would ~esult f~om puttIng well over $1 million on the peoples/ backs? He also noted that dead trees provide a valuable habltate fo~ wIldlIfe. Mr. Wlndschltl continued to question the concept of p~otectlve zones, InterpretIng it to read that the protective zone is that area which the City ~equlres utilItIes to be located. He fea~ed that the ~equl~ements could p~event a house from being built If a hIghly valued t~ee Is involved, questionIng what Is a "hIghly valued t~ee?" If It Is strictly enforced, as written it would be completely unmanageable. He also questioned why the publiC hearing wasn/t held by the Tree Commission or why they didn/t have people involved who have the background to see If there is something that would be of benefit to the City. \ ) Jim Stelzia. 1433 161st Avenue NW. Andove~ - questioned several sections In the ordinance. Is the position of Fo~ester o~ Tree Inspector being created or both? They will ~epo~t to the Department of Forester; does the CIty have a Department of Forestery or is one going to be created? The ordInance states a T~ee Commission wIll be created; yet tonight he finds out the CIty al~eady has one. The transpo~tation section talks about haulIng hazardous trees as ~J , \ ~/ \ ) Andove~ Planning and Zoning Commission Minutes - Ap~II 28, 1992 Page 7 (Public Hea~Ing: O~dinance 29C & T~ee P~ese~vatlon Polley, ContInued) ~efe~enced in SectIon 5. Yet Section 5 talks about living o~ standIng t~ees and does not add~ess t~ees that have been cut down. Unde~ dIagnosis. what is an .app~op~iate specimen" that has to be sent to the Unlve~sity of Minnesota o~ Depa~tment of Ag~Icultu~e? The U of M is ve~y unde~staffed as fa~ as analysing samples. Section C allows only fou~ days to notIfy the City, not fou~ business days. One section talks about sp~aying t~ees. He stated the~e is no effectIve sp~aylng compound fo~ any of these dIseases. SectIon 14, the Council says if any pa~t of the o~dinance is decla~ed unconstItutIonal. the ~est Is stIll valId. It was hIs opInIon that the o~dlnance was w~itten by idiots. ~_J WInslow Holasek. 1159 Andove~ Boulevard - dIdn't have much of a chance to ~eview the o~dinance as he dIdn't know about it. He felt the intention is good but the o~dinance Is un~eallstlc. It Is vI~tually an ImpossIble task to cont~oI the t~ee dIseases, and nobody can fund It. It would fInancially b~eak any landowner with la~ge~ ac~eages; the cost could be many tImes what the land Is wo~th. Who wIll pay fo~ It? He didn't thInk the CIty could fund it. He felt the oak wilt p~oblem Is a lost cause at thIs poInt; the ~esult Is inevItable. He suggested that diffe~ent specIes of t~ees be planted when othe~s a~e cut down. Commissione~ Jonak noted that this publIc hea~ing Is the tIme fo~ the ~esidents to exp~ess theIr opInion. The Item was publIcIzed as well. \ I , / JIm Knoll. 3339 157th Avenue - felt the o~dlnance is wrItten specifically to add~ess oak wIlt. and the assumptIon is the ~emoval of the dIseased t~ee Is the p~ope~ treatment. Based on hIs knowledge of the dIsease. the most effectIve method to date of stopping the sp~ead of oak wIlt is by use of a vIbratory plow to seve~ the ~oots. And the only vib~ato~y plow In the State Is In Anoka County, whIch is not avaIlable to the publIc. Ken Slvzuk. 15211 Nlahtenaale - stated much of the p~oblems with communicatIng to the ~esldents can be ~esolved with mo~e detaIl In the announcements. OrdInance 29C doesn't mean anythIng to the resIdents, asking that some explanation that It Is a DIseased T~ee O~dinance and what Is beIng p~oposed be p~ovided fo~ the ~esidents. If the~e was a p~oven process fo~ the cont~ol of the dIseases, possIbly the ~esldents could accept thIs; but even the UnIversIty of MInnesota doesn't have the answe~s. CuttIng down the t~ees isn't the answe~ because oak wilt Is sp~eading th~ough the ~oots. How does one go th~ough 40 ac~es splItting between the good and bad t~ees? This might be g~eat fo~ the pe~son wIth th~ee trees In hIs front yard; but It Is ve~y expensive fo~ the person wIth 100 trees on an acre. The small lots that are beIng developed do not have any room for trees anyway. notIng the excavated dirt even has to be put on othe~ pa~cels when a house is built. He noted that Mother Natu~e has a way of replenIshIng Itself, noting the new Red Oak trees that are replacIng the ones that have dIed. He suggested plantIng some other t~ees. , I , / , I Andover Planning and Zoning Commission Minutes - April 28, 1992 I Page 8 (Public Hearing: Ordinance 29C & Tree Preservation POlicy, Continued) MOTION by Apel, Seconded by Jonak, to close the public hearing. Motion carried on a 5-Yes, 2-Absent (Pease, Peek) vote. Chairperson Dehn stated she does believe in conservation and preservation of trees; however, to have a Tree Ordinance such as this presented would be a burden to the community financially and/or aesthetically. , I MOTION by Apel, Seconded by Jovanovich, that the Planning and Zoning Commission recommend to the City Council that the Tree Preservation Policy and Ordinance No. 29C be disapproved. I do that for the following reasons: 1) Its feasibility as an economic reality simply doesn't exist. No way would there be enough money in this City to enact and preserve this ordinance as written. 2) I don't think it adds to the safety, health, and welfare and living conditions in this City. I think this ordinance would detract. I think this ordinance would be so burdensome we would in effect stop development. I do think that consideration should be gIven to preserving as many trees as we can, but not under this ordinance and not under this Tree Preservation Policy as wrItten. DISCUSSION: Commissioner McMullen preferred the items be sent back to the Tree Commission rather than dIsapprove it and forward it to the City Council. Commissioner Apel wanted the Council to know. VOTE ON MOTION: YES-Ape 1 , Dehn, Jovanovich; NO-Jonak, McMullen; ABSENT-Pease, Peek. MotIon carried. The item will be placed on the May 19, 1992, City Council Agenda. 9:11 p.m. The Commission recessed at this time; reconvened at 9:17 p.m. SKETCH PLAN - DAN CHRISTENSEN Mr. Carlberg noted the proposed sketch plan of Dan Christenson located in the vicinIty of Crosstown Boulevard and 170th Avenue, which consIsts of sIx 2.5-acre lots, and revIewed the Andover Review CommIttee's comments, Including the proposed variance. He pointed out an error in the agenda material, In that the property is withIn the Coon Creek Watershed DIstrict, not the Lower Rum River WMO. The CommissIon asked that the Council declare a polley when dealing with the develompent of these various pieces as to whether the City will do whatever It can to develop the odd-shaped parcels or wIll It be constructionists and develop under the strict guIdelInes of the ordInances. CommissIoner Apel was of the opInion that because the property owner has paid taxes on the land for a long period of time, ,/ the City should really try to help develop these odd-shaped parcels. . , ; I \.,-_1 , u ) Andover Planning and Zoning Commission Minutes - April 28, 1992 Page 9 (Sketch Plan - Dan Christensen. Continued) The Commission also discussed the road alignment. Mr. Carlberg stated the frontage road will access Crosstown Boulevard directly across from 170th Avenue. The frontage road will be right up to the county right of way. He also stated there is enough land for building pads on the lots, noting that will be assured in the preliminary plat stage. Staff will also look at the cul-de-sacs to bring them more in conformance with ordinance requirements. There being no further comments from the Commission. the sketch plan was forwarded to the City Council for their consideration on May 5, 1992. VARIANCE - DECK ENCROACHING INTO REAR YARD SETBACK. 17910 NW PALM STREET. JOHN SKOGQUIST Mr. Carlberg reviewed the proposal and applicable ordinances for a variance request to allow for the placement of a deck encroaching into the required 50-foot rear yard setback at 17910 Palm Street NW. The '\ property is zoned R-1, Single Family Rural. The house is set back from J the road considerably, and Mr. Skogquist discovered he needed a building permit for a new deck when inqUiring about the code for railings on a deck. Mr. Skogquist removed an old deck that is believed to be legally non-conforming. There are no records in the Building Department indicating the year the house and deck were constructed. The new deck is four feet closer to the rear property line, now being 20 feet of that property line. Because it is an expansion of a non-conforming use. a variance is needed. Mr. Carlberg also stated because no bUilding permit was applied for. the Building Department will handle the permit fees through normal channels, which generally is a double fee. Mrs. Skoqquist - stated they tried to purchase the land behind their lot, but the owner said he wanted it to pasture horses. They have been in the house for four years and have never seen horses back there. Their neighbor owns 15 acres of land. Commissioner McMullen stated the neighboring house is located north of the creek. the second parcel north of this one. MOTION by McMullen, Seconded by Apel, that we recommend approval of the variance requested by John Skogquist to allow for the continued placement of a deck encroaching into the required rear yard setback on the property located at 17910 Palm Street NW. The Planning Commission finds that the proposal meets the conditions established in Ordinance No.8. Section 5.04. Approval is recommended because there is nobody being bother behind the property. It is a legally non-conforming structure. The hardship is the deck was already placed there; the , .I \ , , ./ '-.1 Andover Planning and Zoning Commission ) Minutes - April 28, 1992 Page 10 (Variance - Deck Encroaching Rear Yard Setback, 17910 NW Palm, Cont.) problem Is that the Skogqulsts replaced the deck wIthout realizing there hadn/t been a building permit and the new deck was built four feet larger. Motion carried on a 5-Yes, 2-Absent <Pease, Peek) vote. This Item will be on the May 19, 1992, CIty Council agenda. OTHER BUSINESS Mr. Carlberg reported the Minor Amendment to the Comprehensive Plan for Pinewood Estates was submitted to the MetropolItan Council. It Is for 26 acres. The Minor Amendment for WInslow Hills Phase 2 has already been submitted. The Major Amendment for the WDE Engineering site will be going to the MCDC on May 4. There being no further busIness, Chairperson Dehn declared the meeting adjourned at 9:45 p.m. J Respectfully submitted, ~~~l Recording Secretary '., /