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HomeMy WebLinkAbout03-18-1974 Planning Commission MeetingCITY OF ORONO u MINUTES Regular Meeting of the Planning Commission, March 18, 1974. Chairman VanNest called the meeting to order at 7:30 P.M. All members were present. Kullberg moved, Gasch seconded the approval of the February 12, 1974, Minutes. Gasch moved, Guthrie seconded the approval of the March 5, 1974, Minutes of the I.D.S. Public Hearing. ` Kullberg moved, Pesek seconded the approval of the March 13, 1974, Minutes of the Rezoning Public Hearing. Chairman VanNest opened the Public Hearing at 7:35. The Cheyenne Land Company Zoning Administrator presented the Affidavit of Publication, Public Hearing the Notice of Public Hearing, and the Certificate of Mailing, to the affected property owners. The application involved the platting of 45 acres into 32 building sites. The following people appeared and were given an opportunity to be heard: Comments: Mr. Graff presented to the Planning Commission all the pre- liminary plats that McCombs- Knutson has presented so far in- cluding a new one, Plat E. Each of the preliminary plats was submitted as an alternative for approval by the Planning Commission. There has been a City -wide subdivision and building morator- ium in Orono. Despite the fact that the subdivisions present- ed by Cheyenne Land Development meet the previous zoning re- quirements, there was the understanding from the beginning that this area may be zoned for 2 acres. In addition, the wetlands as they are shown on the preliminary plat, do not seem to correspond to the USGS map or the figures presented in the Minnehaha Creek Watershed District`s storm water run- off plan for Orono. Name: Mr. Graff Attorney for Cheyenne Land Company Chairman VanNest In our opinion, the moratorium is invalid. Since the Planning Mr. Graff Commission is about to make a recommendation regarding the new zoning ordinance, there is no longer a need for the moratorium. The Minnehaha Creek Watershed District has submitted a letter Mr. Knutson stating that they agree with the figure of 5.3 acres of marsh- es on the Cheyenne property. Kullberg moved, Guthrie seconded that the City Administrator hire an engineering firm to review the wetlands acreage as it G is shown on the Cheyenne preliminary plat to make sure that they are correct. I am concerned about the amount of traffic that development Mrs. Whitehead would generate and the inability of Orono Orchard to handle this traffic. If road improvement and bridge improvements have to be made, will the developee• pay for this? Do they have sewer to hook up to? If this development goes in, will this tend to create pressure to service the entire area with sewer and water? With the proposed Highway 12 going through this area, is it possible to require them to-- cluster their housing to avoid the need for removing the homes if, and when, Highway 12 is completed? I also have a concern about the amount of traffic on Orono Orchard Road. With the amount of swamp on this property, it does not seem possible that they can get 35 lots. There must be 10 to 15 acres of wetlands on this property. There also are problems with drainage in this area. The Planning Commission has designated this property as part of a plan study area. The Planning Commission will be stud- ying this area as well as others in the next 6 months to incorporate the information into a Comprehensive Plan. If, in the next 6 months, sewer becomes available, the Comprehen- sive Plan could show this area for some higher density land use. After all people were afforded the opportunity to be heard, Chairman VanNest closed the public hearing at 8:12 P.M. The Planning Commission agreed request until a recommendation the rezoning of this property. to delay motion on the Cheyenne had been agreed upon regarding Ann Baxtrom Kermit Eisinger Chairman VanNest Chairman VanNest opened the Public Hearing at 8:15 P.M. for Fred Holasek, Jr. consideration of a conditional use for a greenhouse at 3825 Public Hearing 6th Avenue North. The Zoning Administrator presented the Notice of Public Hearing, the Affidavit of Publication, and the Certificate of Mailing to the affected property owners. Fred Holasek, Jr. is a junior at Orono High School, and is interested in horticulture. He would like to be able to con- struct a greenhouse to see whether he wants to make this his life's profession. The following persons appeard and were given an opportunity to be heard: Comment: Name: The proposed rezoning for this area is for 5 acre lots. Since Mr. Ray Hagland this is a preferred housing area, it seems that a greenhouse Representing Ilm.Bartig would be in conflict with the proposed use. After all people were afforded an opportunity to be heard, Chairman VanNest closed the Public Hearing at 8:25 P.M. Elliott moved, Kullberg seconded that the conditional use per- mit for the construction of a greenhouse be approved with the following conditions: (Ayes 8, Mays 0) 1) That the permit will be reviewed every year. 2) The greenhouse must be removed upon the com- pletion of Fred Holasek, Jr.'s education, July I, 1976, since this area would not be appro- priate for a commercial qreenhouse. Chairman VanNest opened the Public Hearing at 8:30 P.M. for consideration of a subdivision of a 5 acre parcel into 2 lots at 3545 6th Avenue North. The Zoning Administrator presented the Notice of Public Hearing, the Affidavit of Publication, and the Certificate of Mailing to the affected property owners. Since nobody present wished to be heard on the Starkey sub- division, the Public Hearing was closed by Chairman VanNest at 8:31 P.M. Chairman VanNest suggested that the Starkey request be tabled until later in the evening since nobody was-present regarding the request.. District RR -IA, Single Family, 5 -Acre, Unsewered. Chairman VanNest suggested that the Planning Commission re- view omitting the portion that was shown as 5 acres between Stubbs Bay Road and Crystal Bay Road and between Watertown Road and the Railroad tracks. The reasons for omitting this area are that the Metropolitan Interceptor line may run along Crystal Bay Road. Future Highway 12 may be going through this area and the area is presently divided by a stream and marsh area. Guthrie moved, Gasch seconded that we accept the 5 acre zone omitting the area between Crystal Bay Rd. on the E. and Stubbs Bay Rd. on the W.: The Great Northern Railwpy on the North and Watertown Rd. on the South. Ayes (6) Nays (2). Kallstad and Elliott - Nays. K.allstad and Elliott opposed this motion as they felt this area should be kept open and the best way of doing it is through 5 acre zoning. District RR -IB, Single Family, 2 -Acre, Unsewered. Mr. Martin submitted his petition to the Planning Commission opposing 1/2 acre zoning around Hackberry. Kallstad moved, Pesek seconded that we accept the 2acre zone as proposed. In addition, we should include within the 2 acre zone the area around Hackberry Hill subdivision presently designated on our map as 1/2 acre zone. Ayes (8) Nays (0) Commissioner Kulfberg felt that the Planning Commission should consider extending the industrial zone to the west. District LR -IA, Single Family, 2 -Acre, Unsewered. Mr. Gary Simon claimed that if the City wants th6 land they should condemn it on Big Island. One acre seems more reason- able. Commissioner Gasch claimed that the problem with I acre lots along the lakeshore was that the lots were not big enough for septic systems. Commissioner Elliott felt that perhaps a reduction in taxes would be justifiable due to the lack of services the people receive on Big Island and Deering Island. Pesek moved, Gasch seconded that we approve the LR -IA district and that on Deering Island and Big Island, the Assessor should examine re- assessment of the property due to the few services that will.be provided to them. Ayes (8) Nays (0) Vi Roy Starkey Subdivision New Zoning Ordinance District LR -IB, Single Family, I -Acre, Sewered. Kallstad moved, Pesek seconded that we approve the LR -IB district. Ayes (8) Nays (0) Commissioner Gasch said that it had ention that along Tonikawa Road most been developed. Due to this fact, zone this for 2 acres as opposed to the few people who have undeveloped to keep this land undeveloped. been called to her att- of the lots had already it might be reasonable to I acre. This would allow land a better opportunity District LR -IC, Single Family, 1/2-acre,- Sewered. Kullberg moved, Guthrie seconded that the Planning Commission recommend approval for the LR -IC district. Ayes (8) Nays (0). R -IA, Single Family, I -Acre, Sewered. Gasch moved, Pesek seconded that the Planning Commission rec- .:,-,mend approval for the R -IA district. Ayes (8) Nays (0). District R -IB, Single Family, 1/2 -Acre, Sewered. I <ul;berg moved, Curtis seconded that the Planning Commission recommend approval of the R -IB district. Ayes (8) Nays (0). District B -I. Guthrie moved, Kallstad seconded that the Planning Commission recommend approval of the B -I District. Ayes (7) Nays (1). Kullberg opposed. District B -3. Curtis moved, Guthrie seconded that the Planning Commission recommend approval of the B -3 District. Ayes (8) Nays (0). District B -4, Office and Professional Commercial. Kullberg moved, Elliott seconded that the property north and south of County Road 15 be kept as B -I with multiple dwellings being a conditional use. (Ayes (3) Nays (5). Those opposed were: VanNest, Gasch, Guthrie, Kallstad, and Pesek. Kallstad moved, Kullberg seconded that the Planning Commission create a study area for the land designated as B -4 on the north and south sides of County Road 15. Ayes (8) Nays (0). Kullberg moved, Elliott seconded that the land designated as B -4 on the east and west sides of County Road 19 by approved. Ayes (8) Nays (0). Chairman VanNest moved, Kallstad seconded that the Council consider allowing the construction of an art studio on the ,lock property as a home occupation in the new residential zone. Ayes (7) Nays (1). Kullberg opposed. (The Block property is located on Navarre Lane.) District LR -I -CI, Single Family, 1/2 -Acre, Sewered. Chairman VanNest suggested that public funds could be used for roads and utilities in this area that was being zoned from com- mercial to residential. The City should also consider using their bonding capabilities to help finance residential projects in these areas. Pesek moved, Gasch seconded that the Planning �'ommission approve the LR -IC -I zones. Ayes (6) Nays (2). Kullberg and Elliott opposed. Commissioner Pesek recommended that the Park Commission consider the area betMeen the North Shore and North Star Marina on Maxwoll Bav for Dark nurnncPC_ Navarre Proposed Zoning: Elliott moved, Pesek seconded that the property formerly zoned industrial in the Navarre area remain industrial under the proposed zoning. Ayes (7) Gasch abstained. Gasch moved, Kallstad seconded that the LR -IC -'I property that was West of Blaine and North of County Road 15 be in- cluded in a study area. Ayes (8) Nays (0) Zoning districts that were reclassified were not considered by the Planning Commission. Kallstad moved, Curtis seconded that the Planning Commission I.D.S. Properties recommend to the City Council that I.D.S. be granted concep- S.W. Corner of 15 & 19 tual approval of the Navarre project as per the "IDS NAVARRE PROJECT CONCEPTUAL APPROVAL, DRAFT #4," dated 3/18/74. Ayes (8) Nays (0). Amendment #1 - Elliott moved, Kullberg seconded that the term Net Floor Area as defined in the Orono zoning ordinance refer to 80% of the gross leasable speace of the shopping center. Ayes (8) Nays (0). This amendment was in reference to Item 2-C. Amendment #2 - Elliott moved, Kullberg seconded to grant a 35' to the setback requirement for the shopping center on the S. W. corner of the property. Motion was withdrawn. Amendment #3 - Guthrie moved, Pesek seconded to strike the last sentence in Item #9. Ayes (6) Nays (2). Kallstad and VanNest opposed. Amendment #4 - Elliott moved, Curtis seconded that Item #10 should read as follows: The proposed office building shall be'constructed so that the net rentable floor area does not exceed 45% of the total land area in the present B -I District. The last sentence in Item #10 on Page 3 should read: One parking space at a minimum size and 9' wide by 2011ong for each 250 sq. ft. of net rentable floor area. Ayes (8) Nays (0). Amendment #5 - Kullberg moved, Elliott seconded to de- lete Items 18 and 19. Ayes (3) Nays (5). Those opposed were VanNest, Gasch, Guthrie, Kallstad, and Pesek. Chairman VanNest moved, Elliott seconded that the present request before the Planning Commission by Cheyenne Land Development be denied and the developer should replat it into 2 acre lots excluding wetlands and the accuracy of the wetlands should be checked by an engineering firm appointed by the Council. Ayes (8) Nays (0). If, and when, sewer is available in this area, the Planning Commission will consider a land use of higher density. Curtis moved, Guthrie seconded that all B -2 zones have a height limitation of 351. Ayes (4) Nays (4). Opposed were: Pesek, Curtis, Guthrie, and VanNest. Pesek moved, Elliott seconded that conceptual approval be given to North Star Marina with the following conditions: Cheyenne Land Develop. North Star Marina I 1) Engineer's approval of the final drainage plan. 2) A landscaping plan that would provide a screen not less than 50% opaque between existing buildings and the lake and normal landscaping of shrubs in the front of the building. 3) A single controlled access point from Co. Rd.51 should be established. If the restaurant is ap- proved to the east of the North Star Marina, a common access should be established. 4) Final approval of development plans for any land owned by the Developer in the Navarre area shall comply with all applicable zoning regulations of the new Zoning Code now in process of being draf- ted. The Developer must also comply with all other requirements of the Municipal Code of the City of Orono as it pertains to his development plans of land in the Navarre area. 5) Because of the location of the building, final architectual plans should receive the Planner's approval if a metal building is constructed. Ap- proval will require the use of bricks or wood on the street and lake side of the building. 6) 45 slips in the building is the limit for on land store. The petitioner has submitted a proposal to subdivide 8.9 Kermit Knutson acres into 8 separate lots and combine them into 4 building Subdivision sites. The Planning Commission requested that the preliminary plat conform with the 2 acre lot requirement and would in- clude a public right -of -way. The Planning Commission called for a public hearing for April 15, 1974. Mr. Cox, owner of Lots I, 2 and 3, Casco Point, applied'for Casco Point Corporation a replat of his 2.37 acres. Mr. Cox has requested 4 lots and a variance from the 75' lake setback. Chairman VanNest informed the petitioner that a 75' lake set- back should be maintained and a wider public road right -of -way should be shown on teh preliminary plat. A Public Hearing was scheduled for April 15, 1974. j i Mr. Slavik owns two lots on Fagerness Point Road - Plat 5 David Slavik 42220, Parcels 3700 and 3800. The request involves1modify- ing the lot lines to provide 2 through lots between Webb St. and Fagerness Point Rd. Mr. Slavik wos informed that the ordinance discourages against the use of through lots. . Since the 2 lots are only 23,000 sq. ft., there is also some question as to whether there are 2 Legal building sites. A Public Hearing was scheduled for April 15, 1974. A variance has been requested for Lot 8, Auditors Subdivision Margaret Morton No.273 to allow an addition to the existing house. The exist- ing setbacks are no more than 5 ft. from the side lot lines, and the proposed addition would go straight up. Kullberg moved, Pesek seconded that a variance be granted to allow a second floor addition conditioned on the present setbacks being maintained. Ayes (8) Nays (0). Chairman VanNest moved, Pesek seconded that the Starkey sub- Roy Starkey division (Plat 41329, Parcel 5200) creating 2 lots be approved, conditioned on Mr. Starkey providing a public right -of -way for access to the rear lot on a preliminary plat. Ayes (8) Nays (0). Commissioner Kallstad reported to the Planning Commission on City Hall Site the work the site committee has completed. It was Mr. Kall- Selection Committee stad's opinion that the City property at French Lake would be suitable for the Public Works Department, and the property in Crystal Bay seemed to be too small for the new facilities. The committee has made inquiries into obtaining the Scott Estate: Pesek moved, Guthrie seconded that the meeting be adjourned at 1:20 A.M. AMENDMENTS TO PLANNING COMMISSION MINUTES OF MARCH 18, 1974. Amendment to Page 5, I.D.S. Properties: Amendment #l. - Elliott moved, Kullberg seconded that the following I.D.S. be proposed as an alternative for 2C in Draft 4. The term net floor Properties area as defined by the Orono Zoning ordinance refers to 80% of the gross leasable space of the shopping center. Ayes (8) Nays (0). CITY OF ORONO MINUTES Regular Meeting of the Planning Commission April 15, 1974. Acting Chairman Kullberg called the meeting to order at 7:30 P.M. Members present were: Curtis, Elliott, Gasch, Kallestad, Kullberg, Pesek, & Hake. Members absent: Guthrie and Chair- man VanNest. Gasch moved, Pesek seconded that the March 18, 1974, Planning Commission Minutes be approved as amended. Ayes (7) Nays (0). Acting Chairman Kultberg, opened the Public Hearing ooncerning a subdivision of Auditor's Subdivision No. 203, Bayview Park, Into 4 lots at 7:40 P.M. The Zoning Administrator presented the Notice of Public Hearing, the Affidavit of Publication, and the Certificate of Mailing to the affected property own- ers. After all members present were afforded the opportunity to be heard, the hearing was closed at 8:10 P.M. The Zoning Administrator informed the Planning Commission that the following 4 items should be considered before any approval is given -(I) According to the County Engineer, the petitioner has platted a portion of the County right - of -way which he cannot do. (2) A hardship must be determined before a variance can be granted for proposed Lot 4 which is only 1.45 acres. (3) The Planning Commission should make some recommendations regarding non - riparian rights for Lots 3 and 4. (4) The City Engineer feels that insufficient data has been submitted in order to make a proper judgment on the proposed plat. Pesek moved, Kallestad seconded that the Planning Commission approve the proposed subdivision which includes a variance for Lot 4 conditioned on the Engineer's approval. The var- iance should be granted because of the unique shape of the property and since the entire lot is 1.9 acres. Ayes (4) Nays (3). Hake, Gasch, and Kallestad opposed. 7:30 P.M. Kermit Knutson Public Hearing Subdivision The Planning Commission tabled Mr. Starkey's request. until. Roj Starkey a preliminary plat is filed with the Zoning Administrator. Gasch moved,-'Elliott seconded that a variance of 4,130" be David slavik-& granted to the lot legally-described as'Plat 42220, Parcel Donald Scoultz 3700 because it was in existance before the present zoning Variance ordinance and since it is consistent with the neighborhood. Mr. Harold Anderson has requested permission to divide 2 Harold Anderson acres off of an existing 10 acre lot which is legally des- Subdivision cribed.as Plat 41306, Parcel 1412. Kallestad moved, Elliott seconded that the Planning Commission schedule a public hearing for May 20, 1974. Ayes (7) Nays (0). The petitioner has requested a variance to allow the con- John Anderson struction of an addition onto his present home. The home Variance is 301 from the road right -of -way. The present setback re- quirement is 35' in this area, and Mr. Anderson would like to keep the addition in Line with the present home. Gasch moved, Hake seconded that a variance be .'granted because of the location of the existing home. Ayes (7) Nays (0): Mr. Riebel has applied for a building permit to construct a Frederick Riebel storage building for farm machinery and hay. 'According to Variance the ordinance, such a building would be classified as a stable and animals would be allowed to be housed within such a structure. Mr. Riebel would like to locate this structure 120' from the property line, and, therefore, needs a variance. The petitioner claims that it would be impos- sible to put the building 150' from.the property line with= out removing a great number of trees. Gasch moved, Pesek seconded, that a variance be granted if the Zoning Adminis- trator can determine that there is indeed a problem with either the terrain or trees in locating the structure 1501 from the property line. If no hardship is evident, the ap- plication should cane before the Planning Commission in May. Ayes (7) Nays (0). At the present time, the home located -on Plat 43480, Parcel Larry Berkland 500, is only 51 from the property line. Mr. Berkland would Variance like to construct a basement under the existing home. This does require a variance since the setback requirement is 101. Pesek moved, Curtis seconded that-a variance be approved since the neighbors expressed no objection to constructing a basement under a structure that does not'now•presently con- form to the setback requirements. Ayes (7) Nays (0).. In September, 1972, Subdivision. Mark time met the I acre the petitioner owns will be granted to the Orono Council approved the Mark One John Zimmer & I consists of six 2 acre lots which at that Melvin Dale zoning requirement. At the present time, Variance 5 lots and would like to know if a variance 3Ilow construction of homes on each of the -2- lots. The Zoning Administrator explained to the Planning Commission that they could handle this application in one of 3 ways: (1) Process the application under the present zoning ordinance under the provision of "single separate ownership." (2) Require at least 2 lots be combined before a building permit would be issued. (3) Draft a new section to the zoning ordinance that would specifically apply to this particular problem. Several surrounding property owners rose to object to any variance that would be granted in the newly created 5 -acre zone. There was concern that a more intense land use would create the need for sewer in the future. Gasch moved, Kullberg seconded that the Planning Commission table the variance request until the May 20, 1974, Planning Commission meeting at which time the Zoning Administrator will submit a recommendation. The petitioner has requested a variance for a lot which is 31,600 sq. ft. and approximately 70' wide in a I,acre zone. To the south of Lot 26, Tonkaview Gardens, is a lot with a home and to the north is Lot 24 & 25, Tonkaview Gardens which was granted a variance last fall. Kallestad moved, Gasch seconded that a variance be approved since it is impossible to pick up additional property on either side and the variance is conditioned upon the remov, al of the existing structure and the petitioner should un- derstand that no side yard variances will be approved. Ayes (7) Nays (0). I <ullbergg moved, Kallestad seconded that a variance of few hundred sq. ft. be approved for Lot 25 of Lydiard Park. Ayes (7 ) Plays (0) . i,,ir. Fredendall contacted the Zoning Administrator and reques- ted that his application be tabled until he has an opportunity to talk to ifir.. Mixa of the L.M.C.D. Mr. Rehmann has purchased Lots 4 and 5, block 7, ;'•7innetonka Highland Park. The lot is 110' wide and approximately 16,000 sq. ft. The minimum lot size in this area is I acre with a lot width of 1401. The Zoning Administrator reported that this area was platted several years ago before the existing ordinance and none of the lots in the sugdivision meet the present zoning requirements. Looking at the.tax records, most people own 2 or 3 lots which would be approximately 16,000 to 24,000 sq, ft. inside. Commissioner Pesek felt that the zon- ing ordinance should have a standard to follow for situations like this, but since the standard has not been established, a recommendation should be made on this particular application. 362 Lyle Rahn Variance Arthur Ahlm Variance Allen Fredendall Variance (Wetlands) Iganda Rehmenn Variance S Pesek moved, Kallestad seconded that a variance be. .approved since sewer will be coming through this area and.that an occupancy certificate be issued only when sewer is available or when an adequate septic system which has been approved by the City Engineer is available.' Ayes (2) Nays (5)..Elliott, Gasch, Kullberg, Hake, and Kallestad opposed. The.Planning Commission scheduled a public hearing for May 20, 1974, on Harrison's subdivision. Kallestad moved, Gasch seconded, that a public hearing re- garding the street vacation of Vlallace Avenue_ be scheduled.: :. for May 20, 1974. Ayes (7) Nays (0). Hugh Harrison Subdivision Dale Matson Street Vacation The Planning Commission tabled their discussion on this Transfer of Credits item to allow further investigation. It.was felt that this Lakeshore Setbacks would be part of a comprehensive zoning ordinance and, therefore, did not have to be discussed immediately. Because of the late date, the Planning Commission felt that it would be impossible to make the Marina operators comply with all sections of the zoning ordinance imnediately. Some requirements, such as parking standards, should be enforced and safety standards should be established to protect people using ;marinas on some of the busy thoroughfares. Require- ments such as front yard standards, fencing or screening or the issue of on -land storage cannot be discussed or ad equately researched before the opening of the 1974 boating season. Curtis moved, Kullberg seconded that marinas be - granted their . 1974 licenses approving last year's quota of slips. All code requirements must'be met within 45 days or the licenses will be revoked. The motion was withdrawn. Pesek left the Council Chambers at 11:20 P.m..' Kallestad moved, Elliott seconded that the Planning CommisT sion grant conceptual approval for the marina licenses using L.M.C.D. and City standards regarding parking and dock set- backs with the most restrictive of these requirements pre- vailing. These standards will be used in determining the number of water slips and all on -land storage will be limited to the number of slips that were approved in 1973. Ayes (6) Nays (0). The following committee was established to make the final evaluation to be forwarded to the Council: Commissioner Gasch, Commissioner Kallestad, and Zoning Administrator, Dexter Marston. Mr. Ray Kempf of North Star Marina asked the Chairman if it -4- Dock Licenses i . I h would W t be possible to -issue licenses from December Ist'to December Ist of every year, thereby allowing the City'to re- view and request any changes of the,-marina operators without worrying about the opening of the boating season. Kallestad moved, Hake seconded that the Planning Commission recommend to the Council that they change the date for the issuing of Marina licenses from April Ist to April sist to December Ist to December Ist. Commissioner Kallestad presented tathe Planning Commission a report of the site selection committee's in The study investigated 3 possible sites for a City Hall. The areas that were considered were the present City Hall site, the Navarre area, and the area around the Orono school complex. The.report also explored the possibility of using existing homesites that could be converted to a City Hall. The J. G. Scott property in particular was examined by the committee because of its availability and location. Commissioner Gasch reported to the Planning Commission that her committee has been working on this particular issue and it will take some time before they will be able to make any recommendations to the Planning Commission. These standards will not be established soon enough to implement for the 1974 boating season, but should be available for the Planning Com- mission and Council *s evaluation of marina licenses for next year. Gasch moved, Elliott seconded that the meeting be adjourned at 11:52 P.M. Ayes (6) Nays (0). Sec. DJ NI -5- Site Selection Committee On -Land Boat Storaq