HomeMy WebLinkAbout12-01-87 CCMLAKE ELMO CITY COUNCIL MINUTES L.`eFE
DECEMBER 1, 1987
Mayor Christ called the City Council meeting to order at 7:04 p.m. in
the City Council chambers. Present: Christ, Johnson, Armstrong, Moe,
City Attorney Knaak, City Engineer Bohrer and City Administrator
Overby. Absent: Graves
1. Agenda
Add: 8D. Resolution for MSA Maintenance Funds, 10F. Water System
Pressure Alarms, 10G. Preliminary Letters for 1988 Organization
Meeting
M/S/P Armstrong/Johnson - to approve the December 1, 1987 City Council
meeting as amended. (Motion carried 4-0).
2. Minutes: November 17, 1987
M/S/P Armstrong/Johnson - to approve the November 17, 1987 City
Council minutes as amended. (See page 8, F. Section 32-33) (Motion
carried 4-0).
3. Claims
Claim #87574 Rauenhorst, Carlson & Knaak bill was received in the
amount of $3,679.56
M/S/P Armstrong/Johnson - to approve the December 1, 1987 Claims
#89528 thru #89660 as presented. (Motion carried 4-0).
4. Landfill Update
Dan Novak reported that on November 17th they appeared before the
Board of Commissioners and made them aware of the 3000 signatures on
the petition asking the Board to uphold the Park Convenants. They
asked the Board for $25,000 which would be used to hire an engineering
firm which would do an independent analysis of the technical data that
would be gathered to do the EIS. They also asked the Board to direct
Zack Hansen to include a cost comparison between recycling and
development of the landfill in the scoping decision.
On November 24th the Board denied their request for the $25,000, but
postponed action relative to the cost comparison for the EIS. Zack
Hansen has amended his position about this request to include the cost
comparison discussion in the EIS analysis.
Chuck Dayton has not given them a date for completion of the
preliminary research and analysis report, but he has reported that he
is actively working on it.
The membership drive is preeeeding with Garrentiy 114 paid members and
their account balance is $1,835.34. Dan and Todd have appeared before
the Lions Club for a donation and will be appearing before the
LAKE ELMO CITY COUNCIL MINUTES DECEMBER 1, 1987 PAGE 2
Tri-Lakes Association on Wednesday night with a similar request.
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KSTP TV's Good Company aired the Lake Elmo landfill story.
Mayor Christ questioned if an engineering study was extremely
important because the very last thing he wants to see is a dump go
into the Park even if this means hiring consultants. Christ feels we
should be more proactive than reactive at this point. If it means
engineering studies, he would support it. Christ stated "since we have
a half million dollars in our Reserve Fund in the City Budget we
should not be so tight that we would not spend some of that reserve to
fight this landfill and be successful in keeping it out. He would not
be able to forgive himself for it." Attorney Knaak responded that an
engineering firm would be nice to have if it were to come to
litigation.
City Administrator Overby raised the question as to what point during
the study will the County release the consultants data because, this
would make a big difference on the timing and the cost of the City's
consulting engineer. We would have to get some indication from the
County before the City decides to hire someone.
5. Public Inquiries
Unfinished Restoration/Slope Work on a Fill Permit Project;
Non -conforming Business in RR
This past year Joe Gould requested and received a fill permit from the
City. The filling had been completed, however, a proper 4:1 slope has
not been achieved as yet. A follow-up letter had been sent on
November 25, 1987 to Mr. Gould concerning the necessary 4:1 slope and
the alleged hauling of material from the property. The letter
requests that he corrects the above terms within 30 days.
Building Official Jim McNamara stated that the business had been in
existence for many years and continues to operate under our
Grandfather clause. A conditional use permit is not required for his
operation because of this "Grandfather" clause. Also, a conditional
use permit for this type of operation would not be permitted in our RR
zoning district. Mayor Christ stated that the Building Official has
reviewed this and he has handled the situation properly. Although the
situation has not been corrected at this date, the propertyowner is
working on getting those corrected and there would be no code
violations. Christ would prefer not bringing this up at a Council
meeting especially when it involves an allegation. When the staff
cannot resolve it, then it should be brought in front of the Council.
Eileen Bergman asked what the definition of the Grandfather Clause
was. She explained that this was brought to the attention of the City
Administrator in July and nothing has been done. The Bergmans also
have a business in this area and they must maintain 40 acres of land
- in order to have this business. They had the business prior to 1979
so why should ey not be grandtathered in. Why do they have to have
a Conditional Use Permit?
LAKE ELMO CITY COUNCIL MINUTES DECEMBER 1, 1987 PAGE 4
Tompkins is asking for a variance to the sideyard setback of 10 feet
in order to allow him to construct an addition to the side of his
existing attached garage. The size of the addition would be
approximately 9' x 22'.
The question raised in the 11-17-87 discussion concerned the distance
from the sidewall of the existing garage to the newly surveyed
propertyline. City Administrator Overby pointed out tht Mr. Tompkins'
action to remove an existing carport -style roof overhang and an
existing asphalt parking area eliminated a non -conforming situation.
Also, if the garage wall is 10 feet or farther from the sideyard
property line, then the current situation would conform to City
ordinance.
Building Official Jim McNamara had field checked the site and
determined that the garage wall is situated parallel to the property
line and is approximately 13 feet 3 inches from the side property
line. This means that the existing garage conforms to City
ordinances.
Mr. Tompkins was not present for the meeting, but his contractor
stated Tompkins' hardship was there was no other logical place for a
garage.
Councilman Johnson asked why could not the addition be put directly
behind the existing garage. Previously it was stated that this would
interfere with the septic system, but according to the map Johnson did
not see the interference. Johnson felt this was an option, but the
contractor did not feel this was very practical.
The Council could not find a hardship that would justify granting
these variances. Armstrong had an additional concern on access to the
septic system for pumping which was installed under the 201 Program.
Also, the neighbor already has a fence lined up with the backyards
toward the front and they could extend the fence on the property line
which would give 1.8 feet at one point which does not give enough line
for a man with a hose to pump the septic. The future owners could be
very unhappy with the garage being there.
Armstrong based her denial on Section 301.060 C.1.b. of the Lake Elmo
City Code.
M/S/P Armstrong/Moe - to deny a request for a variance to the R-1
sideyard setback for Robert Tompkins at 3291 Lampert Avenue N., as no
hardship was demonstrated and based on Section 301.060 C.l.b. of our
City Code. (Motion carried 4-0).
B. Eden Park Water Problems: Valley Branch Watershed
District Response
The City Council had requested that the City Administrator contact the
VBWD to find out what the watershed district will do in 1988 to
_r-es;elve the drainage and petential high water preblems en Eden Park
Pond. City Administrator Overby and several Eden Park area residents
attended the 11-12-87 VBWD meeting.
LAKE ELMO CITY COUNCIL MINUTES DECEMBER 1, 1987 PAGE 5
The Board of Managers indicated that they have allocated funds in
their 1988 budget to pay for a preliminary engineering study of Downs
Lake, Eden Park Pond and Durand Pond sub -watershed areas. The
Managers sent the City a letter dated 11-24-87 confirming the study
will be about late April or early May, 1988. This study would
determine which way waters should leave this area as well as determine
if the costs should be borne on a local level or a District level or
some of each.
C. Final Plat: Packard Park 2nd Addition
This final plat was discussed at the Council meeting of 11-3-87. The
City Council decided to table action for 30 days in order to obtain
input from the Valley Branch Watershed District concerning the
drainage and potential high water problems around Eden Park Pond and
Durand Pond. Also, the City Engineer was requested to make a complete
review of the engineering plans and specifications.
City Engineer Bohrer explained the length of road from Legion Avenue
to the end of the cul-de-sac would be approximately 1100 feet long and
exceeds the 800 foot maximum that the code provides for. Bohrer
referred to the Code, Section 401.380 B. Local Streets and Dead -End
Streets. Local streets should be so planned as to discourage their
use by non -local traffic. Dead-end streets are prohibited, but
cul-de-sacs shall be permitted where topography or the physical
conditions justify their use. Cul-de-sacs shall not be longer than
eight hundred (800) feet including a terminal turn -around which shall
be provided at the closed end, with a right-of-way radius of not less
than sixty (60) feet.
Another section referred to was C. Street Plans for Future
Subdivisions. Where the plat to be submitted includes only part of
the tract owned or intended for development by the subdivider, a
tentative plan for proposed future street system for the unsubdivided
portion shall be prepared and submitted by the subdivider. Mr. Peltier
has prepared and shown the future street plan. Bohrer felt the
Council would be justified in allowing this length of street under
this paragraph.
Bohrer reported on the drainage easement and ponding easement that are
on the applicant's property, but not within the Second Addition. The
Council has seen a concept plan for a 3rd Addition for Mr. Peltier's
property between Packard Park 2nd and Lake Elmo Avenue. (No action
was taken by the Council on the Concept plan for the 3rd Addition.)
It is proposed that the drainage easement and ponding easement be
granted to the City in the form of a Quit Claim Deed so that the
drainage and ponding requirements are satisfied for the 2nd Addition
and if the 3rd Addition never comes to be, the easement will assure
the City that these drainage concerns will always be addressed.
Another concern was the location of the pond itself. Bohrer had made
ft field inspection un November 10t1i and feels this location is the
best location for the pond, given the topography of the land and
including all of the other considerations. The pond is designed to be
LAKE ELMO CITY COUNCIL MINUTES DECEMBER 1, 1987 PAGE 6
located in the lowest area of Peltier's property. There appears to be
a natural existing drainage swale that runs down the hill. The
proposed pond would be constructed to trap any additional runoff that
would be generated by this development and only allow to pass on in
the same flow path as before. Topography south of the subdivison is
lower in elevation than the Peltier property.
A concern expressed by the Durands was that this pond would overflow
onto their property directly and they had asked if it could possibly
be redirected to the west or some other direction. Bohrer explained
that the pond would flow onto the Adkins property and not directly
onto the Durand property.
The drainage plan, pond and overflow structure have been approved by
VBWD. The plans and specifications provide for the completion of all
streets within the 2nd Addition along with the northerly 250 feet of
Legion Avenue. In discussions about the Eden Park drainage problem,
the VBWD feels that this area could reach a high flood level to the
same extent that Eden Park Pond and Downs Lake would. This elevation
is 894.
In conclusion, Bohrer found the pond and drainage facilites meet the
engineering standards of the City and the VBWD. The drainageway and
pond will be protected by a permanent drainage easement, and the plans
and specifications are acceptable. Therefore, Bohrer recommended
final approval of the plat.
City Attorney Knaak referred to 401.330 which provides provisions for
drainage and in this particular case a provision for an easement is
provided for. Knaak also referred to Section 401.350 where an
adequate drainage system is provided, which it has been in this case
according to VBWD and the City Comprehensive drainage plan.
Mayor Christ felt he did not have enough assurances that the street
will continue to Lake Elmo Avenue and therefore it should be designed
to meet Code. Christ added that Eden Park Pond people have come in and
told the Council that they have a water problem.
Bruce Folz stated that this pond is 10 feet below the flood level
today and there is no serious water problem in this area. Bohrer
added that the elevation of the proposed pond is 898. In relation to
the predicted flood level this is 4 feet higher. Bohrer did not
anticipate any ground water problems at all.
M/S/P Johnson/Armstrong - to remove from the table the motion for
Final Plat approval for Packard Park until the December 1st meeting to
allow time for the City Engineer to review construction plans for the
holding pond and information from the VBWD meeting. (Motion carried
4-0).
Councilman Johnson asked for the City Attorne_y's comment on the
appropriate ac H nn_ City Attorney Knaak commented that a11 the
requirements that need to be met under the City Code have been met.
Other concerns have been raised that are beyond the scope of the
review required by the City code. The Engineer has made his
LAKE ELMO CITY COUNCIL MINUTES DECEMBER 1, 1987 PAGE 7
recommendation, which is a favorable recommendation. There was no
legal reason that Knaak could see to turn down this request. Knaak's
recommendation would be to approve the Final Plat.
Councilwoman Armstrong looked at it as a camouflage variance by
calling it a temporary road which is saying they do not need a
variance to an 800 foot cul-de-sac. She sees no need to put a
variance on a new piece of land because it could be designed right.
Planning Commission Chairman DeLapp explained that Mr. Peltier
indicated that he would not extend the road as long as the land
remains zoned as it is toward Lake Elmo Avenue. If the Council is
considering this road a temporary road, you are effectively rezoning
the land to the west as far as the Planning Commission is concerned.
Armstrong noted that the Planning Commission recommended that the City
Council deny the Final Plat because of the length of the cul-de-sac.
Ann Bucheck reported that she contacted Bob Snyder from the University
of Minnesota who spoke at a Planning Seminar she attended. Mr. Snyder
stated that the City should follow their code and limit the street to
800 feet even if we have not done so previously. Also, it has been
recently brought to her attention that the Developer of Packard Park
has testified in a lawsuit brought against the City of Lake Elmo that
dealt with the City not upholding all of their codes. Bucheck
wondered if the Developer was fully aware that this development does
not meet all of the Codes. Bucheck felt if someone felt this strongly
about the City meeting the code, he certainly would want his own
development to meet the Code.
Based on the City Attorney and City Engineer recommendations that the
Final Plat does meet City Code, Councilman Johnson felt if the Council
turned this Final Plat down we would be open to some legal problems.
Councilman Johnson asked the City Attorney if a variance is required.
Knaak answered that a variance is not needed. He believes that the
intent of the road going through at some point is sufficient and meets
the requirements of the Code as it is written now.
M/S/P Johnson/Moe - to adopt Resolution 87-55 approving the Final Plat
for Packard Park 2nd Addition, contingent upon the developer meeting
the conditions specified in the City Engineer's letter of 10-22-87;
upon providing a letter of credit and an acceptable Developer's
Agreement; upon payment of park dedication fees and pass-thru costs;
and upon giving the City an easement to allow surface water drainage
from the 2nd Addition to the proposed ponding area. (Motion carried
3-1<Armstrong: She voted against the final plat based on the Planning
Commission's recommendation and believes it is an improper cul-de-sac
and should require a variance. This should have been designed right
in the first place>) .
M/S/P Johnson/Moe - to amend the above motion to include the added
requirement that the developer give the City a road easement so that
24th Street can be extended west to Lake Elmo Avenue at some time in
LAKE ELMO CITY COUNCIL MINUTES DECEMBER 1, 1987 PAGE 8
D. Ordinance Amendment: Parks Commission Meetings
The City Council discussed this ordinance amendment at the meeting of
11-17-87. The City Council requested a copy of the draft ordinance
amendment prior to taking action and tabled the request to this
meeting. A copy of the draft ordinance amendment was presented for
the Council's review and approval.
M/S/P Johnson/Armstrong - to approve Ordinance No.8010 amending
Section 210.018 Regular Meetings in the 1979 Municipal Code of Lake
Elmo to state that the date and time for Parks Commission meetings
will be specified in the City Policy Book rather than City Ordinance.
(Motion carried 4-0).
8. CITY ENGINEER'S REPORT
A. 201 Program:
Widmer, Inc. has satisfactorily completed all work on the 201 Project
(Parts A,B,C). Bohrer recommends that the City ac0ept the work and
authorize final payment. The final contract amount of $842,209.21 is
$48,357.34 less than the original contract amount of $890,566.55.
This savings was achieved primarily through the contractor's efforts
of removing as few trees and disturbing as little sod as possible.
M/S/P Moe/Johnson - to accept the work for Parts A,B,C and approve
Final Payment No. 4 to Widmer Inc. in the amount of $54,214.13.
(Motion carried 4-0).
M/S/P Armstrong/Johnson to Approve Compensating Change Orders A-4, B-3
and C-3, in the total amount of (deduct) $59,022.04. The compensating
change orders show how the original contract amounts are reduced to
the "as -built" amounts. (Motion carried 4-0).
M/S/P Johnson/Moe - to direct the
Air Utility for work done on Part
Payment No. 3 an the amount to be
4-0).
staff to authorize payment to Lake
D of the 201 Program as Partial
determined later. (Motion carried
B. Quotes on Closing Abandoned Wells on City Property
This subject was discussed at the meeting of 11-17-87. The City
Council authorized the City Engineer to obtain quotes for closing four
wells. One of the wells was found to be located on property that is
owned by Washington County. The City Engineer contacted the County
about taking care of the well on their property. The other well was
not a case well, but a dry well. The City backfilled it and packed
the soil which is all that is required.
The following are the tabulation of quotes received on December 1,
1987 for abandoning wells.
Site #1 Site #2 TOTAL
Mantyla Well Drilling $425.00 $375.25 $ 800.25
LAKE ELMO CITY COUNCIL MINUTES
DECEMBER 1, 1987 PAGE 9
McCullough & Sons
) Miggler Well Drilling
$475.00/ea. $ 950.00
$610.00 $510.00 $1,120.00
M/S/P Moe/Johnson - to approve the low quote of $800.25 from Mantyla
Well Drilling to abandon two wells located on City property in the
Hill Trail--50th Street area. (Motion carried 4-0).
C. Escrow Reductions: Tartan Meadows 3rd Addition
City Engineer Bohrer reported that improvements to Tartan Meadows 3rd
Addition are substantially complete. The remaining work is turf
establishment, placement of rip rap, signage, and some boulevard
grading where there are high spots.
The developer provided two separate letters of credit, one for grading
and one for street surfacing and storm sewer. The escrow reduction is
calculated in Bohrer's letter dated November 25, 1987 to the City
Council.
Bohrer recommended that the Grading letter of credit be reduced from
$36,250.00 to $2,500.00 and that the Street Surfacing and Storm Sewer
letter of credit be reduced fom $83,750.00 to $11,875.00.
M/S/P Moe/Armstrong - to approve Escrow Reduction No. 1, Tartan
Meadows 3rd Addition as recommended in Larry Bohrer's letter dated
November 25, 1987. (Grading letter of credit be reduced from
$36,250.00 to $2,500.00 and the Street Surfacing and Storm Sewer
letter of credit be reduced from $83,750.00 to $11,875.00) (Motion
carried 4-0).
D. MSA Funds
City Engineer Bohrer informed the Council that Minnesota Rules for
State Aid Operations Chapter 8820.1400 allow a municipality to receive
a maintenance allocation greater than the minimum provided the
municipality files a request not later than December 15 of the
preceding year and provided the Municipality file a detailed annual
maintenance expenditure report at the end of the year. Bohrer
recommended the City request its maintenance allotment for 1988 be
equal to 25% of its total 1988 allotment. This would give the City
$35,000. With these funds the City can overlay Klondike and 33rd
Street.
M/S/P Armstrong/Moe - to adopt Resolution 87-56 where the City of Lake
Elmo requests that its maintenance allotment for 1988 be equal to 25%
of its total 1988 allotment. (MdE on carried 4-0).
9. CITY ATTORNEY'S REPORT
City Attorney Knaak submitted his monthly report. Knaak suggested
that he and the City staff redraft the platting ordinance in regard to
10. CITY ADMINISTRATOR'S REPORT
LAKE ELMO CITY COUNCIL MINUTES DECEMBER 1, 1987 PAGE 10
A. 1988 On -Sale and Off -Sale Liquor Licenses
The following applications for renewal of the intoxicating and
non -intoxicating liquor licenses for 1988.
Non -intoxicating malt liquor:
Brooks Superette Off Sale
Cimarron Park On Sale
Intoxicating Liquor:
VFW Post 5725 On Sale (Special Club license)
On Sale Sunday (4 events per year)
Twin Point
Tartan Park
Lake Elmo Inn
On Sale
Off Sale
On Sale Sunday
On Sale
On Sale Sunday
On Sale
Off Sale
On Sale Sunday
M/S/P Moe/Johnson - to renew the following liquor licenses for 1988:
on -sale intoxicating malt liquor: 3M Club of St. Paul d.b.a. Tartan
Park Club House, Veterans of Foreign Wars Post 5725, d.b.a. V.F.W.
Hall, Lake Elmo Inn, Inc., d.b.a. Lake Elmo Inn, and D.T. LaCroix
Enterprises, d.b.a. Twin Point Tavern.
Off -Sale intoxicating malt liquor: Lake Elmo Inn, Inc., d.b.a. Lake
Elmo Inn, D.T. LaCroix Enterprises, d.b.a. Twin Point Tavern
contingent on the applicants submitting all necessary insurance and
bonding requirements, and contingent upon a positive recommendation
from the Washington County Sheriff's Department. (Motion carried 4-0).
B. 1988 Salary Increases for City Employees
Finance Director Marilyn Banister submitted a 1988 Pay Plan. The City
Council discussed changing the Administrative Secretary's increase
to 9.9% ($9/Hr.) because this would bring her up to the rest of the
hourly rates and would commensurate with her responsibility and work
load. The Building Officials' increase was changed to 5% because of
the car and gas mileage he is provided. The Council decided to pick
up the additional $30 for the health premium. This additional cost of
$400 will be taken out of conferences and training.
M/S/P Moe/Johnson - to approve the 1988 salary rates, as presented on
Page 23 of the Budget, for all City employees (excluding the City
Adm; n; -_tratnr) With the rh,;n�ge-_ of ag 9 a increase far the
Administrative Secretary and a 5% increase for the Building Official;
and to approve the City paying full health premiums with this cost
LAKE ELMO CITY COUNCIL MINUTES DECEMBER 1, 1987 PAGE 11
taken out of Conferences and Training. (Motion carried 4-0).
C. City Administrator's 1988 Contract
M/S/P Armstrong/Johnson - to not renew City Administrator Bob Overby's
1988 contract. (Motion carried 3-1<Moe>).
D. Advertisement for City Administrator Job
M/S/P Moe/Armstrong - to authorize the Mayor to place an ad for the
City Administrator position in the St. Paul and Minneapolis newspaper,
as well as in the League of Minnesota Cities magazine. (Motion
carried 4-0).
E. Severance Settlement for City Administrator
The City Council authorized the City Attorney to negotiate a
settlement with Mr. Overby's attorney in regard to terms of his
severance.
F. Water Pressure Alarms
Quotes on a system will be given to the City Council after the
Maintenance Foreman and City Engineer prepare new specifications and
obtain the quotes.
G. Preliminary Letters for 1988 Organization Meeting
The Council asked that letters be sent to the City's consultants
advising them of their upcoming reappointment at the January 5th
Council meeting, plus follow-up letters confirming the Council's
action at that meeting.
M/S/P Moe/Johnson - to adjourn the City Council meeting at 9:50 p.m.
(Motion carried 4-0).
Ordinance 8010 amending Section 210.018 Parks Commission Regular Meetings
87-56 City of Lake Elmo requests that its maintenance allotment for
1988 be equal to 25% of its total 1988 allotment.
Since we do not have time to discuss every point presented, it may seem
that decisions are preconceived. However, background information is
provided for the City Council on each agenda item in advance from City
Staff and appointed Commissions; and decisions are based on this
information and past experiences. In addition, some items may also have
been discussed at previous Council meetings. If you are aware of
information that hasn't been discussed, please fill out a "Request to
Appear Before the City Council" slip; or, if you came late, raise your
hand to be recognized. Comments that are pertinent are appreciated.
Items requiring excessive time may be continued to another meeting.
AGENDA
LAKE ELMO CITY COUNCIL
DECEMBER 1, 1987
6:00-7:00 p.m. SPECIAL MEETING to discuss and develop a Job
Description for the position of City Administrat-r
Discuss Transition and Severance Settlement
7:00 p.m. Regular Meeting Convenes
1. Agenda
2. Minutes: November 17, 1987
3. Claims
7:05 p.m. 4. Landfill Update
7:15 p.m. 5. Public Inquiries
7:30 p.m. 6. Lake Jane Landfill Evaluation Report
7. PLANNING, LAND USE AND ZONING
7:35 p.m. A. Request for Variance to R-1 Sideyard Setback,
3291 Lampert Avenue N., Robert Tompkins
7:45
p.m.
B. Eden Park
Water Problems: Valley Branch
Watershed
District Response
8:00
P.M.
C. Final Plat:
Packard Park 2nd Addition
8:30
p.m.
D. Ordinance
Amendment: Parks Commission
Meetings
8:35
p.m.
8. CITY ENGINEER'S
REPORT
A. 201 Program:
(1) Final Payment to Widmer, Inc.
(Parts A,B,C)
(2) Partial Payment #3 - Lake Area Utility
Part
B. Quotes on Closing Abandoned Wells on City
Property
C. Escrow Reductions:
Tartan Meadows 3rd Addition
8:45 p.m. 9. CITY ATTORNEY'S REPORT
9:00 p.m. - - - - - - - - - - - B R E A K- - - - - - - - - - - - - -
9:05 P.M. 10. CITY ADMINISTRATOR'S REPORT
A. 1988 On -Sale and Off -Sale Liquor Licenses
B. 1988 Salary Increases for City Employees
C. City Administrator's 1988 Contract
D. Advertisement for City Administrator Job
E. Severance Settlement for City Administrator
11. Other Business
12. Adjourn