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HomeMy WebLinkAbout12-05-2007 PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting December 5, 2007 Mounds View City Hall 2401 Highway 10, Mounds View, MN 55112 ______________________________________________________________________________ 1. Call to Order The meeting was called to order by Chair Stevenson at 7:00 p.m. December 5, 2007. ______________________________________________________________________________ 2. Roll Call Members Present: Chair Stevenson; Commissioners Cramblit, Gunn, Lang, Miller, Meehlhause, and Walsh-Kaczmarek Absent and Excused: None. Also Present: Community Development Director Ericson, Planning Associate Heller, and Kathi Osmonson, Mounds View Building Official/Fire Marshall ______________________________________________________________________________ Index to Minutes Page Continued: CU2006-009: Public Hearing to Consider a Conditional Use Permit for Storage of Flammable Liquids at 4815 Mustang Circle 2 CU2007-005: Consideration of a Conditional Use Permit for a Wireless Communications Monopole Located at 2400 County Road J, Sysco 11 2008 Planning and Zoning Commission Meeting Schedule 12 2008 Planning and Zoning Commission Applications 13 ______________________________________________________________________________ 3. Approve Minutes A. October 17, 2007. MOTION/SECOND: Commissioner Gunn/Commissioner Cramblit to approve the minutes of the October 17, 2007 regular Planning Commission meeting as slightly amended. Ayes – 7 Nays – 0 Motion carried. Mounds View Planning Commission December 5, 2007 Regular Meeting Page 2 ______________________________________________________________________________ 4. Citizens Requests and Comments on Items Not on the Agenda None ______________________________________________________________________________ 5. Planning Cases A. Continued Planning Case CU2006-009: Public Hearing to Consider a Conditional Use Permit for Storage of Flammable Liquids at 4815 Mustang Circle. Planning Associate Heller reported this is a continuation of the public hearing that was opened on November 7, 2007. She reported staff again contacted the neighboring businesses in this industrial park and the Townsedge Terrace manufactured home park owner and managers to notify them of the proposed project. Planning Associate Heller reported this request from the Tyson Company is for a Conditional Use Permit to allow the storage of flammable liquids at 4815 Mustang Circle. She stated they are proposing to relocate Ferrellgas from its current location at 1430 Old Highway 8 in New Brighton. They are currently located in the northwest quadrant area that is being redeveloped, and the city of New Brighton is buying their property and they must move. Planning Associate Heller stated the Tyson site is zoned “Industrial” and currently encompasses four lots for a total of approximately 20 acres. She indicated the Tyson Company currently has a Conditional Use Permit in order to allow for a motor freight terminal. She explained that an amendment to their current Conditional Use Permit is required to allow for the storage of flammable liquids in an industrial zoned district. Planning Associate Heller explained that this planning case first came before the Planning Commission in October 2006 where it was tabled and a risk management plan requested from Ferrellgas. She stated that on November 7, 2007, this planning case was back before the Planning Commission but Tyson requested that the case be tabled in order to better address concerns from the City and neighbors. She reported that Tyson recently submitted a new site plan that again has Ferrellgas being located at the most southerly end of the property and behind the Fedtech building. Planning Associate Heller pointed out that in this location, Ferrellgas would be at least 1,000 feet from Townsedge Terrace homes and fairly well hidden from street view behind Fedtech’s building. Planning Associate Heller reported that Section 1116.04 of the Zoning Code conditionally allows storage of flammable liquids in Industrial districts. She stated the applicant is proposing to have three main 30,000 gallon above ground propane storage tanks and would construct two smaller buildings, approximately 1,500 square feet and 1,800 square feet, for office space, storage, and a dock for cylinder filling. She reported they would have four to eight employees on site, with the additional employees during the busy winter months. Mounds View Planning Commission December 5, 2007 Regular Meeting Page 3 ______________________________________________________________________________ Planning Associate Heller summarized the potential adverse effects which include, but are not limited to; relationship with the Comprehensive Plan, geographical area involved, potential depreciation, the character of the surrounding area, traffic, adequate utilities and access roads, the demonstrated need for such a use, and the fire safety code. Chair Stevenson opened the public hearing at 7:15 p.m. Commissioner Cramblit questioned whether an environmental impact statement was conducted. Planning Associate Heller replied there was not, and they would need to work with Rice Creek Watershed District on the stormwater management for the development. Commissioner Miller commented the report states there would not be as much equipment and tanks on this site compared to their current location in New Brighton, as the area they would occupy on Tyson’s property is smaller. Commissioner Gunn expressed concern about the time it would take the Mounds View Fire Department to access the site in an emergency Kathi Osmonson, Building Offical/Fire Marshall replied it would be a mutual aid situation with New Brighton. She stated this is the most remote and farthest Mounds View site for the SBM Fire Department to access. Commissioner Gunn stressed she did not believe this was adequate and there is always the potential for an emergency. Chair Stevenson questioned whether the total response time was acceptable. Fire Marshall Osmonson replied a day-time response would be quicker as the station is fully staffed; however, it would probably be ten minutes at night as a best case scenario. Rich Pehrson, Futrell Fire Consult & Design, commented this is a difficult thing to quantify; and there is no real hard and fast number to say whether or not it is acceptable. He commented response time was analyzed in his review of Ferrellgas’ risk management plan, and based on thresholds, it was determined the SBM Fire Department response time would exceed the appropriate time. He commented the fire code permits for solutions on the engineering side to compensate for the longer response time. He explained that solutions such as shut-off valves would stop the flow of propane in a hazardous condition. Commissioner Gunn commented on the docking fill area which would be closest to the neighboring building. Fire Marshall Osmonson explained the additional requirements and fail safe redundancies that would be required if this were to move forward. Mounds View Planning Commission December 5, 2007 Regular Meeting Page 4 ______________________________________________________________________________ Commissioner Cramblit questioned what would happen if the redundancies failed. Mr. Pehrson replied the redundant fail safe design has been proposed on the three above ground tanks and the fill area. He stated this is a new concept with little incident for evaluation. He stated this is a mechanical system designed to react should a hazardous event occur, but still must rely on its mechanics to operate properly. He stated it could not assure a zero risk; however, it would bring it down to what the code states to reduce risk. He mentioned a special fire resistant coating that could be applied to the large tanks as well as other options to increase safety. Chair Stevenson pointed out the location of the Townsedge Terrace manufactured home park and asked how much of a concern this is to the Fire Department. Fire Marshall Osmonson replied the safety of residents is always the primary concern of the Fire Department. She indicated though that she can only enforce the code. Mr. Pehrson replied standards are established that the tanks must pass. He stated the separation distances are met. He commented that a fire safety analysis is required for the new location. He explained that the release scenarios are not worst case scenarios for testing ultimate safety. Mr. Pehrson stated it would not appear to protect from rocketing tanks or cylinders. He stated that in the past there have been cases where this has been the case; however, the tanks or cylinders traveled less than 1,000 feet. He stated the code did not appear to address this. Fire Marshall Osmonson stated the code states only the minimums. Chair Stevenson stated it appears that Ferrellgas it is now closer to the Fedtech building. He commented he appreciated that Ferrellgas chose a location that is lower than the neighboring properties. Commissioner Walsh-Kaczmarek questioned what would be the difference in the procedures in Mounds View than in the current location for the escaping of odorant. Mr. Pehrson replied the adopted fire code minimums did not address odor thresholds and traveling distance from a site. He commented that there is one area where, if odor is a concern, low emission transfer may cut down on the odors. Commissioner Lang asked Fire Marshall Osmonson to elaborate on the additional fire department training requirements that would be needed if Ferrellgas were to move here. Fire Marshall Osmonson replied Ferrellgas has agreed to provide training to the Fire Department on an annual basis. Commissioner Cramblit questioned whether the Fire Department had the required equipment to handle an emergency at Ferrellgas. Mounds View Planning Commission December 5, 2007 Regular Meeting Page 5 ______________________________________________________________________________ Fire Marshall Osmonson replied the Fire Department would not need additional equipment. Commissioner Meehlhause questioned how close this location is to New Brighton residents and Irondale High School. Planning Associate Heller pointed out the locations on the map. Commissioner Gunn asked if there would be a driveway from Mustang Drive. Planning Associate Heller replied the main access to Ferrellgas would be from Mustang Drive. Chair Stevenson questioned if it would be cleared of snow. Planning Associate Heller replied it would be used daily and kept clear of snow. Commissioner Gunn questioned whether the trucks had large tanks that fill the propane tanks or did they carry small cylinders. Planning Associate Heller replied most of the trucks have large tanks on the back. Commissioner Gunn commented there is a great deal of semi truck traffic in the area. Planning Associate Heller replied the area includes three trucking businesses and probably at least one hundred trucks travel here daily. Commissioner Walsh-Kaczmarek questioned this property being designated light industrial in the Comprehensive Plan Land Use Map, and pointed out the definition of heavy industrial included hazardous materials, whereas light industrial did not. She concluded that if this area is designated light industrial, hazardous materials would not be allowed here according to the Comprehensive Plan. Kathy Kimmel, attorney representing Ferrellgas, explained why Ferrellgas is relocating. She indicated there has been a history of a propane business in New Brighton for 50 years without incident. She stated Ferrellgas hopes to continue to serve Mounds View at a cost effective rate. She stated she believes Ferrellgas is consistent with the goals of Mounds View. She stated Ferrellgas is concerned with safety as well and fail safe redundancies and systems would be in place to exceed safety standards. She stated she believes Ferrellgas has addressed the concerns expressed and wants to do the right thing. Ross Warnell, Technical Standards and Procedures Manager, Ferrellgas, pledged that the safest standards would be in place. He addressed the environmental concerns and stated propane is exempt from the EPA regulations because it is a gas and not a liquid. Propane releases instead of spilling, so there is no ground seepage. He commented engineering would address the city’s requirements. Commissioner Miller asked what safeguards would be in place to prevent vandalism after hours. Mounds View Planning Commission December 5, 2007 Regular Meeting Page 6 ______________________________________________________________________________ Mr. Warnell replied they would work with the Department of Homeland Security and local law enforcement on a security plan. He explained a chain linked fence topped with barbed wire would surround the site. Commissioner Gunn questioned where Ferrellgas usually placed their facilities. Mr. Warnell replied they are placed in locations that vary from remote to heavily populated metropolitan areas. He stated they take the best possible safety precautions in all sites. Commissioner Cramblit asked if Ferrellgas maintained the redundant fail safe system. Mr. Warnell replied they do maintenance and monthly inspections. Mr. Warnell replied he just finished designing and installing a Blue Rhino system. He stated that if there was a problem, they would be prepared to deal with it. He explained they attempt to minimize the odors during filling. He stated that most odor problems are due to procedural issues. He stated there are enzyme based products that can be used to neutralize the odors also. Chair Stevenson commented on the 15 foot berm and questioned how high it would be along the roadway. Jeff Wahlert, Ferrellgas Local Operations Manager, replied it would be about 15 to 20 feet in height. Mr. Warnell assured the Planning Commission they would do whatever it took to eliminate odors. Commissioner Walsh-Kaczmarek asked for the volume of sales from the current facility. Mr. Wahlert replied they sell about two million gallons per year at the New Brighton location. Commissioner Gunn questioned how often the large tanks are filled. Mr. Wahlert replied they are usually filled once per day. Commissioner Cramblit questioned what would happen if a truck hit the tank. Mr. Warnell replied there are large post barriers around the tanks so it is not possible for a vehicle to hit the main tanks. The tanks are single hull and because they are older tanks, they were built better than the current requirements. Commissioner Cramblit asked if the current tanks would be relocated to Mounds View. Mr. Warnell replied they would be relocated. Mounds View Planning Commission December 5, 2007 Regular Meeting Page 7 ______________________________________________________________________________ Mr. Warnell reported on locations where Ferrellgas tanks are located much closer to residential areas than the 1,000 feet proposed in Mounds View. He commented they also adhere to static electricity safety precautions. Commissioner Meehlhause questioned whether the City of New Brighton made any attempt to find another location in New Brighton for Ferrellgas. Mr. Wahlert replied they did work with them, however, a suitable location could not be found in New Brighton. Commissioner Meehlhause questioned the practice of storing old equipment. Mr. Warnell replied the current location is about four acres, but the new location would not have the same storage capabilities. The previous property owner had left some old equipment and because there is space, tanks and equipment tend to accumulate. Mr. Warnell commented that when the new plant is built, the number of tanks allowed there would be explicit. He stated Ferrellgas plans to be a good neighbor and would store tanks appropriately. Dave Fox, President of Fedtech, 4763 Mustang Circle, stated 60 employees are on site during two shifts and the odor is important to him. He asked Ferrellgas if they could guarantee that he would not encounter the smell when he had clients on site. Mr. Warnell replied he could ensure him that the odor would be controlled. Mr. Fox stated he wanted proof from Ferrellgas. He asked who would pay for lost production costs if they needed to evacuate or who would explain to his customers why they could not meet a schedule because of Ferrellgas. He stated the byproduct of his business is sparks. He stated he believes the smell of propane could cause employees to panic. He stated there would be security issues as this area is out of site. Mr. Fox sited a propane explosion occurrence that resulted in the evacuation of hundreds of people. He stated he is concerned that approving the location of Ferrellgas would negatively impact the businesses and residents of this area in numerous ways. Mr. Fox presented information he printed from the internet to the Planning Commissioners. Attorney Kimmel responded to the issues brought up by Mr. Fox. She assured everyone that the issues would be addressed to the satisfaction of everyone. She stressed that Ferrellgas is willing to take proven reasonable steps to minimize the risk and comply with the code. She reiterated that Ferrellgas is located in metropolitan areas throughout the country. Mr. Warnell reiterated the locations of Ferrellgas in many similar industrial areas. He stated that well over 100 of the more than 2000 nationwide locations are in metropolitan areas. He assured everyone they are willing and prepared to take the steps required to minimize risk. Mounds View Planning Commission December 5, 2007 Regular Meeting Page 8 ______________________________________________________________________________ Chair Stevenson commented the biggest concern appears to be odor. He asked how a facility in Mounds View would expel fewer odors than in New Brighton. Mr. Warnell commented he found those common odor complaints are typically the result of the small tanks being left open when they are empty or being repaired. He stated he knows how to minimize or eliminate the odors. Attorney Kimmel stated because this location is near other businesses, odor would be addressed if it is an issue. She explained the difference in conditions in New Brighton. There is no one around the New Brighton site, and no need to be as careful with odor control, but when they move and have neighbors, the employees would have to keep the tanks closed. Commissioner Gunn questioned why the issue of odor could not be addressed immediately rather than waiting until it becomes an issue. She asked if the old tanks are an issue. Mr. Warnell replied the tanks are not the problem. He stated tanks coming in for maintenance would be the tanks causing the odor. Commissioner Gunn questioned whether tanks would be repaired at the Mounds View site. Mr. Warnell replied some minor repair would occur in Mounds View. He assured everyone the odor issue would be addressed. Mr. Warnell made the commitment that Ferrellgas would build a gas recovery system in Mounds View or send all tanks for repair to the Inver Grove Heights or Ramsey locations. Commissioner Cramblit stated he is concerned abut the unthinkable of three 30,000 gallon tanks exploding. Mr. Warnell replied the involvement of a tank in an explosion is exceedingly rare. Commissioner Gunn asked if Mounds View is the only site Ferrellgas looked at. Mr. Wahlert replied they would like to stay in this area in order to stay close to their customers. Commissioner Cramblit questioned if they considered Blaine. Mr. Wahlert replied it would be too close to the Ramsey site. He commented that customer convenience is a consideration in selecting a location. Attorney Kimmel replied there is no other location to be found in this area. Mr. Brian Sjoberg, Dymax, 4751 Mustang Circle, inquired as to why the number of tanks decreased from four to three. He questioned whether the tanks would need to be retrofitted to meet the fail safe redundancies. Mounds View Planning Commission December 5, 2007 Regular Meeting Page 9 ______________________________________________________________________________ Mr. Warnell replied the number of tanks decreased because the rail system would no longer be used. He stated the valves would be replaced to meet the new standards for fail safe redundancies, and would have to be replaced by 2011 anyway in order to meet requirements. Commissioner Gunn asked if there is a gate to allow access by the fire department on the south end of the site. Mr. Warnell replied there is currently a fence there and a gate would be built. Mr. Eric Chalmers, Fedtech, 4763 Mustang Circle, distributed a layout of the Fedtech building with the location of the proposed Ferrellgas tanks, fill dock, and buildings. He stated he could not accept the small chance that a hazardous event could happen. Mr. Warnell replied the fill dock is planned to be on the west side of the property instead. Mr. Dale Tellers, Tyson Company, 4825 Mustang Circle, pointed out that the new layout includes two fire hydrants on the south end of the property, and that the north/south boundary line between Fedtech and Ferrellgas is 500 feet. He stated this makes it 1,200 to 1,300 feet from the manufactured home park. He stated Ferrellgas has been a valued vendor for 45 to 50 years. He commented he believes there is more of a safety issue with the standby tanks at businesses than with Ferrellgas. Chair Stevenson asked Mr. Tellers if he is in favor of the berm. Mr. Tellers replied yes if it improves the comfort level of Fedtech. Mr. Pehrson provided additional clarification on comments made. He stated the berm would aid with fumes; however, he cautioned that the height could become a detriment to the Fire Department. He stated a concern for a major incident scenario with the three large tanks is valid; however, it also applies to the loading building and the smaller tank storage area. He suggested all three areas be taken into consideration. He recommended that all potential gas release areas are addressed if odor is a concern. Commissioner Walsh-Kaczmarek requested clarification on the berm and access to the location. Mr. Pehrson replied the Fire Department needs as many access options as possible should an incident occur. Commissioner Walsh-Kaczmarek questioned what height he would recommend for the berm. Mr. Pehrson replied it is more an issue of what the Fire Chief is comfortable with. Commissioner Cramblit questioned whether the six-foot fence height should be the maximum. Fire Marshall Osmonson commented the south access road is already higher than the fence. Mounds View Planning Commission December 5, 2007 Regular Meeting Page 10 ______________________________________________________________________________ Chair Stevenson questioned whether the position of the large tanks were a concern. Mr. Pehrson replied there was not a measurable change in safety or response if the tanks were turned a different direction, and is not of major concern. Commissioner Gunn asked if the Fire Department had concerns with the long drive into the site. Fire Marshall Osmonson replied they have not seen that level of plan to date. She reiterated the more access points the better. She commented the road at Belair would need to be upgraded to handle the weight of the fire trucks. She recommended the developer be required to upgrade and maintain that road. Commissioner Meehlhause questioned the concern expressed over the loss of a customer or revenue because of the odor. He asked if Ferrellgas had coverage for these risks. Mr. Warnell replied it comes under customer loss of business and their insurance covered this concern. He stated the odor released from the transports or loading could be piped directly into the recovery system. He restated that Ferrellgas is prepared to deal with any and all issues. Chair Stevenson closed the public hearing at 9:15 p.m. Commissioner Walsh-Kaczmarek commented she is convinced that Ferrellgas is committed to making this work; however, she is not convinced this is the ideal site. She believes there are issues that could not be resolved. Commissioner Meehlhause supported Commissioner Walsh-Kaczmarek’s comments and stated this is not the type of business Mounds View wants in this area. He stated the present site in New Brighton has not impressed him over the years. He stated he believes New Brighton appears to be forcing Ferrellgas out; however, they found a location in New Brighton for another business, but not Ferrellgas. MOTION/SECOND: Commissioner Cramblit /Commissioner Gunn to approve Resolution No. 876-07, a Resolution Recommending Denial of a Conditional Use Permit to Allow for Storage of Flammable Liquids at 4815 Mustang Circle; Planning Case No. CU2006-009. Commissioner Gunn stated they must be concerned with the residents of Mounds View as a whole. Ayes – 7 Nays – 0 Motion carried. Chair Stevenson informed Ferrellgas and Tyson that this decision could be appealed. Planning Associate Heller replied this would come before the City Council in January, 2008. Chair Stevenson adjourned the meeting for a short recess at 9:24 p.m. Mounds View Planning Commission December 5, 2007 Regular Meeting Page 11 ______________________________________________________________________________ Chair Stevenson called the meeting back to order at 9:30 p.m. B. CU2007-005: Consideration of a Conditional Use Permit for a Wireless Communications Monopole Located at 2400 County Road J, Sysco. Applicant – T-Mobile Central. Planning Associate Heller reported that T-Mobile is proposing to construct a 128 foot tall wireless communication monopole on property owned by Sysco at 2400 County Road J. She stated communication towers are allowed in all zoning districts; however, the heights permitted vary by the property zoning. She stated Industrial and Industrial PUD districts allow for the tallest towers at 150 feet. She indicated the monopole would be located on the west side of the building in a graveled area along County Road J that is used occasionally for extra trailer storage and has a utility structure. Planning Associate Heller reported that T-Mobile originally proposed to construct this antenna as a large light pole in Groveland Park. She stated the City ultimately decided that having a cell phone tower in the park was not desirable, which left T-Mobile to find another location. She indicated T-Mobile stated that no other existing sites would meet radio frequency coverage needs for this area. She stated T-Mobile has come to a lease agreement with Sysco, and are proposing this site due to the availability of space to meet setbacks and the required height to reach into the surrounding neighborhoods. Planning Associate Heller reported that the CUP would remain in effect indefinitely so long as there are no changes to the operation and there have been no problems or reasons, which would warrant the City Council to re-examine the CUP. Planning Associate Heller summarized the potential adverse effects which include, but are not limited to; relationship with the Comprehensive Plan, geographical area involved, potential depreciation, the character of the surrounding area, traffic, adequate utilities and access roads, and the demonstrated need for such a use. Commissioner Walsh-Kaczmarek questioned the directional antenna of 125 feet on the monopole and FAA limitations. She indicated she is looking for reassurance that this is not a hazard and within the FAA requirements. Josh Matthews, T-Mobile Design Engineer, replied the ASML is the sum of the ground elevation above sea level plus the height of the tower. He stated the approved height is 1,038 feet and their height is at 1,034 feet. He explained the FAA is very picky on the accuracy of the information submitted by T-Mobile. Commissioner Miller requested the dimensions of leased area. Ms. Kari Brown, KTB Consulting representing T-Mobile, replied it will be 15 feet by 35 feet including the pole. She stated it is a co-locatable pole that could hold up to two additional carriers. Mounds View Planning Commission December 5, 2007 Regular Meeting Page 12 ______________________________________________________________________________ Commissioner Cramblit questioned the need for the 20 foot utility easement. Ms. Brown stated they must have access to their site at all times. Chair Stevenson commented there must be lighting required on the top for aircraft. Mr. Matthews replied the FAA only requires lighting on towers over 200 feet. Commissioner Walsh-Kaczmarek questioned whether the City would be well advised to have an agreement with T-Mobile to control who it opens up the pole to. Community Development Director Ericson replied the City Code requires co-locatable poles and any new provider must look at what is available before requesting a new location. MOTION/SECOND: Commissioner Gunn/Commissioner Meehlhause to Approve Resolution No. 878-07, a Resolution Recommending approval of a Conditional Use Permit for T-Mobile Central to construct a 128 Foot Wireless Communication Monopole at Sysco, 2400 Road 10; Planning Case No. CU2007-005. Ayes – 7 Nays – 0 Motion carried. _____________________________________________________________________________ 6. Other Planning Activity A. 2008 Planning Commission Meeting Schedule. Planning Associate Heller explained that the Planning Commission establishes its meeting schedule each year by resolution. She stated that the meeting schedule proposed for 2008 represents the usual first and third Wednesday of every month. She pointed out that none of the regularly scheduled meetings fall on a holiday, but a couple meetings were within a day or two. Consensus reached to reschedule the January meetings to the 9th and 23rd and the July meetings to the 9th and 23rd. MOTION/SECOND: Commissioner Gunn/Chair Stevenson to approve Resolution No. 877-07, a Resolution Establishing the 2008 Meeting Schedule of the Mounds View Planning and Zoning Commission. Ayes – 7 Nays – 0 Motion carried. Mounds View Planning Commission Regular Meeting B. 2008 Planning Commission Applications. December 5, 2007 Page 13 Planning Associate Heller stated the City Council would appoint the Planning Commission seat at their next meeting on December 10, 2007. She stated there were two applicants, including Sherry Gunn, but that the second applicant had indicated interest in both the Planning Commission and the Economic Development Commission. She stated that since the EDC had two open seats and received two applications, staff was recommending that the Council appoint the second individual to the EDC and reappoint Sherry Gunn to the Planning Commission. Consensus reached to recommend reappointing Sherry Gunn to the Planning Commission in 2008. 7. Next Planning Commission Meeting: A. December 19, 2007 B. January 9, 2007 8. Adjournment to Agenda Session There being no further business before the Planning Commission, Chair Stevenson adjourned the meeting at 9:55 p.m. (The meeting immediately adjourned to the Agenda Session) Respectfully submitted, Jim Ericson Community Development Director Transcribed by: Dianna Wise TimeSaver Off Site Secretarial, Inc. 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