HomeMy WebLinkAbout20180710_Planning_Minutes
MINUTES OF
PLANNING COMMISSION
JULY 10, 2018
6:00 PM
The meeting was called to order at 6:00 pm by Chair Szurek.
Commission Members present- Novitsky, Fiorendino, Hoium, Kaiser, Sahnow, Schill, and Szurek.
Also present were Elizabeth Hammond (Planner), Shelley Hanson (Secretary), and John Murzyn (Council
Liaison).
APPROVAL OF MINUTES
Motion by Hoium, seconded by Schill, to approve the minutes from the meeting of June 5, 2018. All ayes.
MOTION PASSED.
PUBLIC HEARING
CASE #: 2018-0701
APPLICANT: Hy-Vee Convenience Store
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LOCATION: 47 Ave & Central Ave NE
REQUEST: Site Plan Review
INTRODUCTION
Hammond told members that Hy-Vee, Inc., an Iowa grocery store chain, has submitted an application for Site
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Plan Review, for a proposed Hy-Vee Fast and Fresh convenience store to be located at the corner of 47
Avenue and Central Avenue NE. The proposal includes a 4,500 square foot convenience store with six fuel
dispensers providing fueling positions for up to 12 vehicles at a time. Hy-Vee Fast and Fresh will include total
meal solutions for customers that don’t have time or the need to go to a full sized grocery store. The store will
provide take and heat meal options, limited fresh produce, dairy and meat, bakery items, and other prepared
food options. A small outdoor patio is proposed to be located on the north side of the building. Additionally, a
number of exterior site improvements are proposed including a retaining wall, and fence along the east side of
the parcel boundary and landscape improvements throughout the site.
Hammond explained that this proposal previously came before the Planning Commission in 2017. Since that
time, the Planning Commission’s approval (valid for one year), has expired. In addition, the site plan has
slightly changed. The previous plan identified a Starbucks coffee shop to be located on the site; the new
proposal has removed the coffee shop, and as previously mentioned will focus on providing additional grocery
and prepared meal options at the store. Along with the previous plan there was a future restaurant identified
to be located on the property located directly to the north. The current site plan still shows a shaded area with
proposed parking and location of the future restaurant. However, at this time a site plan has not been
submitted for this property, which is under different ownership.
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ZONING ORDINANCE
The subject property is located in the Mixed Use Zoning District, as are the properties to the east. The
properties to the north are located in the General Business Commercial Zoning District. The properties to the
south are located in the Multiple Family Residential Zoning District.
COMPREHENSIVE PLAN
The Comprehensive Plan guides this area for mixed use development (commercial, residential and institutional
uses), and specifically transit oriented development. Developing the vacant parcel to include commercial uses
which complement the existing residential development is consistent with the goals and intent of the
Comprehensive Plan. The Comprehensive Plan designates areas that are next to public transit to be used for
mixed use development with convenient pedestrian access.
The proposed development will enhance the pedestrian connection from Central Avenue to the
neighborhoods to the east. There are existing transit stops located on both sides of the street on the corner of
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47 and Central Avenue. To the north, the pedestrian bridge spans across Central Avenue at 49 Avenue
connecting Central Avenue to the City’s main education facilities. The proposed commercial development will
help to calm the vehicular traffic in the area by providing a more close up, street presence. Staff added a
condition requiring bike racks to be installed on the property to encourage a welcoming pedestrian and
bicyclist environment.
DESIGN GUIDELINES
The subject property is located within the Design Guideline Overlay District, and is governed by the “Highway
District” standards within the Design Guidelines. The intent of the Design Guidelines is to make the City more
aesthetically appealing, by requiring a set of minimum standards for new construction along Central Avenue
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and 40 Avenue. The following components are requirements of the Design Guidelines Highway District and
how the applicant has attempted to meet the guidelines:
Buildings may be set back a maximum of 85 feet from the sidewalk, in order to allow for two rows of
parking and drive aisles plus landscaped frontage.
The proposed building does not meet this guideline as it is located 130’ feet from the property line along
Central Avenue. The Design Guidelines do allow for exceptions in the cases where topography or other physical
conditions would prevent parking areas from being located to the rear of the building. In this case due to the
proposed use being a gas station where the primary function is the fuel station, the pumps are located right off
Central Avenue for convenient access. Also, the site has a significant grade change to the east, so it seems
appropriate to have the back of the building facing this area where a retaining wall will be installed and have
the active sides of the building facing the street and future business to the north.
The primary facade(s) of buildings of 40 feet or more in width should be articulated into smaller
increments through the techniques such as using of different textures or contrasting, but compatible,
materials; dividing storefronts with separate display windows and entrances or incorporating arcades,
awnings, window bays, balconies or similar ornamental features.
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The proposed building meets this guideline. The building is articulated into smaller increments, with different
textures and materials. The building has a well-defined storefront with modern, attractive, ornamental
features.
Building height shall be a minimum of 22 feet.
The proposed building meets this guideline with elevations which are staggered. The building will be 18’ at the
lowest point of the façade, and 23’ at the highest point of the façade.
Where commercial or office uses are found on the ground floor, at least 20 percent of the ground floor
facade fronting Central Avenue and 15 percent of any two side or rear facades shall consist of window
and door openings.
The proposed plan meets this guideline on the front and side of the building, however there isn’t a window
shown on the rear side of the building as the grade changes significantly and a retaining wall will be built along
the rear of the building.
The building should have a well-defined front facade with primary entrances facing the street.
The proposed building has a well-defined front façade, with the primary entrance facing Central Avenue.
Building colors should accent, blend with, or complement surroundings.
The colors that are proposed are neutral, coincide with the company’s recognizable brand, and should
complement the surrounding area, particularly the adjacent condominiums and new apartment buildings to
the east.
No more than two principal colors may be used on a façade or individual storefront. Bright or primary
colors should be used only as accents, occupying a maximum of 15 percent of building facades, except
when used in a mural or other public art.
The proposed building meets this guideline.
All buildings should be constructed of high-quality materials, including the following: Brick, Natural
Stone, Stucco Precast concrete units and concrete block, provided that surfaces are molded, serrated
or treated with a textured material in order to give the wall surface a three dimensional character.
Jumbo brick may be used on up to 30 percent of any façade, provided that it is used only on the lower
third of the building wall.
The proposed building meets this guideline. The building will be constructed primarily of high quality brick and
tile.
Architectural details such as ornamental cornices, arched windows and warm-toned brick with bands
of contrasting color are encouraged in new construction.
The proposal meets the intent of this guideline. The proposal includes ornamental cornices, warm toned brick,
and contrasting warm neutral tones of colored brick.
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Parking areas adjacent to public streets or sidewalks shall be screened with a combination of landscape
material and decorative fencing or walls sufficient to screen parked cars on a year-round basis while
providing adequate visibility for pedestrians.
The proposed landscape plan includes a variety of canopy and understory trees, shrubs, and perennials and
grasses to be planted around the perimeter of the site, which meets the City’s landscaping requirements and
will provide adequate screening. The larger, taller trees will be planted along the south and east side of the
property to screen the building and parking areas from the adjacent residential uses.
SITE PLAN
1.Parking
The proposed plan identifies 31 parking stalls, and exceeds the minimum zoning requirement. For convenience
facilities, the Zoning Code requires 6 spaces plus 1 parking space per 300 sq. ft. of gross floor area (total of 21).
The proposal identifies future proposed parking for the north property which will be subject to parking
requirements once a tenant is established and a site plan is submitted at a later date.
2.Access
The site will be served by two access points off Central Avenue. One entrance currently exists, off Central
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Avenue on the north end of the site, and the second is proposed onto 47 Avenue servicing the south end of
the site.
3.Landscape
The proposed landscaping materials are shown on the attached landscape plan. The applicant is proposing to
plant trees and shrubs which will complement the layout of the development. There will be canopy and
understory trees shrubs, and perennials and grasses to be planted around the perimeter of the site, which
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meets the City’s landscaping requirements and will provide adequate screening to adjacent residential areas.
4.Lot Dimension, Height and Setback Requirements
The proposed plan does not have specific requirements called out in the ordinance, as the property is zoned
Mixed Use. Properties with this zoning designation do not have specific setback or dimensional requirements.
This is in order to remain flexible for development proposals. Staff believes the proposal does show
reasonable setback, height and dimensional information.
5.Other
The proposal includes a preliminary rendering for a monument sign, and wall signage. However, signage will
be addressed when the property owner applies for a sign permit at a later date. Signage must be consistent
with Design Guidelines and with City Code. Unless a Conditional Use Permit is required, the sign permit
process is handled administratively by Community Development Staff.
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FINDINGS OF FACT
Section 9.104 (N) of the Zoning Ordinance outlines four findings of fact that must be met in order for the City
to approve a Site Plan. They are as follows:
a.The Site Plan conforms to all applicable requirements of this article.
The applicable Zoning Code requirements are achieved.
b.The Site Plan is consistent with the applicable provisions of the City’s Comprehensive Plan.
The Comprehensive Plan guides this area for Mixed Use Development. Staff believes the proposed Site Plan for
the property is consistent with the intent of the Comprehensive Plan.
c.The Site Plan is consistent with any applicable area plan.
There is no area plan for this parcel.
d.The Site Plan minimizes any adverse impacts on property in the immediate vicinity and the public right-
of-way.
The proposed Site Plan meets all the general development standards outlined in the Zoning Code and achieves
the majority of the Design Guidelines outlines previously. Therefore, the properties in the immediate vicinity of
the proposed development should not be adversely impacted.
RECOMMENDATION
Hammond told members that the Development Review Committee was established by City Ordinance and
tasked with reviewing plans for conformance with City Ordinances and making a recommendation to the
Planning Commission and City Council regarding applications for development or other land use approvals.
This committee has reviewed the proposed site plan and has found it to be in compliance with City
Ordinances. Therefore, staff recommends approval of the Site Plan for the proposed Hy-Vee Fast and Fresh
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convenience store to be located at the corner of 47 Avenue and Central Avenue (PIN # 25-30-24-32-0182).
Questions from members.
Sahnow noticed the requirement of having one tree for each 50 feet and that six trees were planned for the
site, but that none of them were along Central Avenue. He thought the addition of larger canopy trees would
be a nice look and would still allow visibility from a vehicle. Hammond said the applicant planned on planting
shrubs along Central Ave that would be 5-6 feet in height. Sahnow thought trees would look nicer and that
shrubs would block the view. Hammond said they could add this to the conditions if they chose to do so.
Novitsky asked what type of fuel would be sold there. He thought that if they sold diesel fuel, that large trucks
would have a hard time with this site due to the turning radius needed. Hammond said it has been reviewed
by many others and this has not been noted as an issue.
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Fiorendino asked how this Site Plan would affect Lot 1 to the north. Hammond said the original Site Plan
approved a couple years ago included a proposed use of Lot 1, but since that time these parcels have been
separated and they will have to come back for a Site Plan approval for that site at a later time. The approval of
the Site Plan for the south piece tonight will not have an impact on any future construction on the north piece
(Lot 1).
Szurek asked if the access off Central Ave would serve both parcels or just the Convenience Store/gas station.
Hammond said that question should be directed to the applicant.
Hoium asked about the sidewalks shown on the plan and whether they are ADA compliant. Hammond said
that MN Dot recently added sidewalks along Central Avenue so they are compliant to pedestrian traffic. She
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also said there are existing sidewalks along 47 Avenue from Central Ave to Grand. Hammond told members
that representatives from Hy-Vee will be meeting with Mn Dot, and staff from Public Works and Community
Development to discuss any changes or modifications that may be needed along those streets to meet
requirements and enhance pedestrian safety.
Schill asked if any changes were planned to the transit stops in this area due to the development of the site.
Hammond said the Met Council determines that, but she isn’t aware that any changes will be made. She said
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there is currently a stop at 47 Ave & Central on both the east and the west sides of Central. A slab was
added when they did the sidewalk replacement along Central for the possible addition of a courtesy bench at
that corner.
Kaiser said he agreed with Sahnow about trees being added along Central Avenue. He then asked how this
proposal is considered “Mixed Use”, since he sees it as a single use. Hammond explained that years back the
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entire re-development of the 47 and Central Ave property was all re-zoned to MXU as one project. This is the
last piece to complete that entire site. There are condos, apartments, townhouses, and now
commercial/retail use as these last two parcels are built on.
Kaiser noted that the report indicates there are 31 parking spaces, and he wanted to know where on the site
these spaces are located. Hammond responded that 19 of the spaces are around the store itself and 12 are at
the pumps. Kaiser then asked if we could require the developer to install a bench on the pad near the bus
stop. Hammond told him this is outside the property line and they are not responsible for that. Usually the
Met Council will place a shelter there or a private bench company will make arrangements to place a bench
there and pay a license for that site. She noted that Hy-Vee is already providing seating on the proposed patio
area near the store.
Sahnow asked if the grading and storm water management details had been looked at, and if both lots would
be regraded at the same time. Hammond told him that the Public Works Director had reviewed the plans and
has approved their proposal for those items.
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Public Hearing Opened.
John Brehm from Hy-Vee was present and answered questions that had been raised.
1. The original plan approved a couple years ago had a Starbucks Coffee Shop as part of the
design, however, they have since withdrawn their agreement. Hy-Vee kept the store the same
size and will offer more food choices such as meal kits, produce, meat and dairy.
2. He told members they have met the requirement of trees on the site but trees cannot be
placed along Central Avenue as mentioned earlier because of a 30 foot utility easement along
Central Avenue where the gas main, sanitary sewers and storm sewers are run and the roots
would interfere with that.
3. He told members that three types of fuel will be sold at this location-, diesel, premium, and
regular unleaded. The two tanks will be compartmentalized to accommodate the three types.
He said the size of the site is comparable to other stations and trucks are able to navigate the
pump area without problems.
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4. Sidewalks along Central Ave and 47 Ave are already in place. They encourage pedestrian
traffic from the nearby neighborhoods and will also install bike racks near the building for those
using that type of transportation.
5. The entrance off Central Avenue will provide access to the C-Store and the future restaurant
site. Both properties will be graded at the same time and access rights will be established for
both parcels.
6. The storm water will be directed mostly to Lot 1 where vaults will be installed.
Szurek asked if they had a plan for snow removal. Brehm said they will push some of it to the southeast
corner and the perimeter of the site, but major snows will probably have to be hauled out. Szurek suggested
they speak with someone in Public Works who might know if it is possible to melt the snow and drain it into a
tank so it could possibly be emptied into the storm sewers. They may also know of someone who could install
such a system if it is permitted.
Kaiser asked what the hours of operation would be. Brehm stated they could be open 24/7, but it depends on
customer traffic. He said it is usually left up to the Store Manager to decide this. Kaiser then asked if there is
a possibility of delivering food from this location. Brehm said that service is usually provided from the main
Hy-Vee store location.
Sherry Ernst, the Engineer working with Hy-Vee addressed the blacktopping and access plans with the
members.
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Sahnow asked if there was a plan for the design of the retaining wall and what materials would be used to
construct it. Brehm said they have not yet decided on what materials will be used, but it will most likely not
be a boulder design. He explained that the wall must be 10-12 feet high and needs to have a substantial
strength to hold up the adjoining street, and boulder walls do not meet those demands. He said whatever
they decide on will be brought to staff for approval and will have a nice appearance.
Brehm was then asked if they would have EV chargers at the site. Brehm said the majority of the customers
do not stay at this site long enough to warrant that, but the Hy-Vee Store itself will provide them since people
are generally in the store/restaurant for a longer period of time.
Public Hearing Closed.
Sahnow said he would withdraw his condition for trees along Central since learning of the 30 foot utility
easement.
Motion by Fiorendino, seconded by Schill, to waive the reading of Resolution No. 2018-PZ03, there being ample
copies available to the public. All ayes. MOTION PASSED.
Motion by Fiorendino, seconded by Kaiser, to approve Resolution No. 2018- PZ03, being a resolution approving
a Site Plan, for the proposed Hy-Vee Fast and Fresh convenience store,to be located at the northwest corner of
47th Avenue and Central Avenue (PIN # 25-30-24-32-0182) and subject to the following conditions:
1.The building and site shall be meet all requirements found in the Fire Code and the Building Code.
2.The proposed building requires a fire suppression system. A permit is required to be submitted to the
Building Official and Fire Chief prior to construction.
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3.The applicant will be responsible for installing two new stop signs at each of the driveway exits (47
Avenue and Central Avenue).
4.Trash and/or recycling collection areas shall be enclosed on at least three sides by an opaque screening
wall or fence no less than six feet in height. The open side of the enclosure shall not face any public
street or the front yard of any adjacent property.
5.There shall be no deliveries, loading or unloading of goods and materials between the hours of 10:00 pm
and 6:00 am.
6.All exterior lighting shall be downcast as not to adversely impact neighboring residential properties. The
applicant must submit a detailed lighting plan for review by the Building Official prior to construction.
7.The applicant shall submit detailed plans for signage on the property and obtain a sign permit. The
applicant shall construct a monument sign, rather than a pylon sign on the property. The base of the
monument sign shall be landscaped. A sign permit shall be submitted to the City Planner prior to
installation.
8.The applicant shall install at least two bicycle racks or at least six spaces, designed for short term secure
bicycle parking on the site. The bike racks shall be securely anchored to the ground. Use of artistically
designed bike racks is strongly encouraged. The applicant will submit a rending of the proposed bike
racks indicating design and location, to the City Planner at the time a building permit is submitted.
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9.All on-site mechanical equipment shall be placed and/or screened so as to minimize the visual impact on
10.adjacent residential properties and from public streets. Recognizing that the property has a significant
grade change, any rooftop equipment will need to be completely screened from the adjacent residential
buildings to the east and south. Plans detailing how rooftop units are to be screened must be submitted
to the Community Development Department at the time a building permit is submitted.
11.The applicant shall meet the requirements outlined in the attached report from the Public Works
Director/City Engineer, dated June 22, 2018.
12.All City Storm Water Management requirements and Mississippi Watershed Management Organization
requirements shall be achieved for this property.
13.Site and elevation plans included in this submittal, shall become part of this approval.
14.The applicant shall meet the recommendations or requirements outlined by the Minnesota Department
of Transportation in the attached report from the MNDOT Principal Planner, dated June 28, 2018. The
applicant will work with the Public Works Director/City Engineer to review the recommendations and
achieve applicable requirements.
15.All other applicable local, state, and federal requirements shall be met at all times.
All ayes. Motion passed.
RESOLUTION NO. 2018 – PZ03
A Resolution of the Planning Commission approving a Site Plan for the construction of a Hy-Vee Fast and
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Fresh Convenience Store on the vacant parcel located at the northwest corner of 47 Avenue and Central
Avenue. (PIN # 25-30-24-32-0182)
Whereas, a proposal (Case #2018 -0701) has been submitted by Hy-Vee, Inc. to the Planning Commission,
requesting Site Plan approval from the City of Columbia Heights at the following site:
LOCATION: 25-30-24-32-0182 (ADDRESS UNNASIGNED)
LEGAL DESCRIPTION: On file at City Hall.
THE APPLICANT SEEKS THE FOLLOWING PERMIT: Site Plan approval for the construction of a Hy-Vee Fast and
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Fresh Convenience Store on the vacant parcel located at the northwest corner of 47 Avenue and Central
Avenue NE. (25-30-24-32-0182).
Whereas, the Planning Commission held a public hearing as required by the City Zoning Code on July 10, 2018;
Whereas, the Planning Commission has considered the advice and recommendations of City staff regarding
the effect of the proposed Site Plan upon the health, safety, and welfare of the community and its
Comprehensive Plan, as well as any concerns related to compatibility of uses, traffic, property values, light, air,
danger of fire, and risk to public safety in the surrounding areas;
Now, therefore, be it resolved, the Planning Commission of the City of Columbia Heights after reviewing the
proposal, accepts and adopts the following findings:
1.The site plan conforms to all applicable requirements of this article.
2.The site plan is consistent with the applicable provisions of the City’s Comprehensive Plan.
3.The site plan is consistent with any applicable area plan.
4.The site plan minimizes any adverse impacts on property in the immediate vicinity and the public right-
of-way.
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Further, be it resolved, that the attached conditions, maps, and other information shall
become part of this approval; and in granting this approval the City and the applicant agree that this approval
shall become null and void if the project has not been completed within one (1) calendar year after the
approval date, subject to petition for renewal of the permit.
CONDITIONS:
1. The building and site shall be meet all requirements found in the Fire Code and the Building Code.
2. The proposed building requires a fire suppression system. A permit is required to be submitted to the
Building Official and Fire Chief prior to construction.
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3. The applicant will be responsible for installing two new stop signs at each of the driveway exits (47
Avenue and Central Avenue).
4. Trash and/or recycling collection areas shall be enclosed on at least three sides by an opaque screening
wall or fence no less than six feet in height. The open side of the enclosure shall not face any public
street or the front yard of any adjacent property.
5. There shall be no deliveries, loading or unloading of goods and materials between the hours of 10:00
pm and 6:00 am.
6. All exterior lighting shall be downcast as not to adversely impact neighboring residential properties.
The applicant must submit a detailed lighting plan for review by the Building Official prior to
construction.
7. The applicant shall submit detailed plans for signage on the property and obtain a sign permit. The
applicant shall construct a monument sign, rather than a pylon sign on the property. The base of the
monument sign shall be landscaped. A sign permit shall be submitted to the City Planner prior to
installation.
8. The applicant shall install at least two bicycle racks or at least six spaces, designed for short term
secure bicycle parking on the site. The bike racks shall be securely anchored to the ground. Use of
artistically designed bike racks is strongly encouraged. The applicant will submit a rending of the
proposed bike racks indicating design and location, to the City Planner at the time a building permit is
submitted.
9. All on-site mechanical equipment shall be placed and/or screened so as to minimize the visual impact
on adjacent residential properties and from public streets. Recognizing that the property has a
significant grade change, any rooftop equipment will need to be completely screened from the
adjacent residential buildings to the east and south. Plans detailing how rooftop units are to be
screened must be submitted to the Community Development Department at the time a building
permit is submitted.
10. The applicant shall meet the requirements outlined in the attached report from the Public Works
Director/City Engineer, dated June 22, 2018.
11. All City Storm Water Management requirements and Mississippi Watershed Management Organization
requirements shall be achieved for this property.
12. Site and elevation plans included in this submittal, shall become part of this approval.
13. The applicant shall meet the recommendations or requirements outlined by the Minnesota
Department of Transportation in the attached report from the MNDOT Principal Planner, dated June
28, 2018. The applicant will work with the Public Works Director/City Engineer to review the
recommendations and achieve applicable requirements.
14. All other applicable local, state, and federal requirements shall be met at all times.
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Passed this 10th day of July, 2018.
Offered by: Fiorendino ______________________________
Seconded by: Kaiser Marlaine Szurek, Chair
Roll Call: All ayes
Ayes:
Abstain:
____________________________________
Shelley Hanson, Secretary
OTHER BUSINESS
A. August Meeting Date Change
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Hammond told members the August meeting will be held on Wednesday the 8, due to National Night
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Out being held on Tuesday, August 7 which would be our normal scheduled date.
Motion by Novitsky, seconded by Schill to adjourn the meeting at 6:48 pm.
Respectfully submitted,
Shelley Hanson
Secretary
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