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HomeMy WebLinkAbout2025-08-14 Planning Commission Meeting Packet PLANNING COMMISSION MEETING AGENDA Thursday, August 14, 2025 COMMISSIONER INTERVIEWS -5:30 P.M. TO 6:00 P.M. REGULAR MEETING - 6:00 P.M. I. Call to Order / Pledge of Allegiance II. Approval of Agenda III. Approve July 10, 2025 Planning Commission Meeting Minutes (1) IV. Department / Commission Liaison / Other Reports V. Visitors/Public Comment This is an opportunity for the public to address the Commission with questions or comments on issues that are or are not part of the regular Agenda. Please limit comments to three minutes in length. VI. Public Hearings A. Robert Benson CUP – 14899 Upper 55th St. N.: Review and consider an application from Robert Benson for a Conditional Use Permit to allow a setback less than what is required, for a second accessory structure and for construction in a side yard for an accessory building. at 14899 Upper 58th St. N. (2) VII. New Business A. Bylaws: Review Bylaws (3) VIII. Old Business IX. Informational X. Adjourn. Enclosure 1 PLANNING COMMISSION MEETING MINUTES Thursday, July 10, 2025 I. Call to Order/Pledge of Allegiance: Commissioner Kremer, filling in for Chair Van Denburgh called the meeting to order @ 6:00 p.m. Present: Commissioners Nelson and Van Dyke; City Administrator Rife, City Planner Richards, and City Councilmember Liaison Representative Liljegren. Absent: Commissioners Van Denburgh and Husby. II. Approval of Agenda: Commissioner Van Dyke, seconded by Commissioner Nelson, moved to approve the Agenda as presented. Carried 3-0. III. Approval of May 8, 2025 Meeting Minutes: Commissioner Van Dyke, seconded by Commissioner Nelson, moved to approve the Minutes with the correction to the roll call vote for Commissioner Nelson on page 4. Carried 3-0. IV. Department / Commission Liaison / Other Reports: City Administrator Rife updated the Commission as to the City Council appointment of Councilmember Chuck Dougherty to Mayor, noting that the City Council would be reviewing applications for the open seat and discussing how to proceed at their upcoming work session. V. Visitor / Public Comment: None. VI. Public Hearings: A. Cryptic Stock Movement, LLC CUP – 14729 60th St. N.: Review and consider an application from Kyle Wang on behalf of Cryptic Stock Movement, LLC for a Conditional Use Permit to allow a cannabis retail dispensary at 14729 60th St. N. City Planner Richards reviewed the July 1, 2025 Planning Report, noting City staff recommendation for approval. It was noted that the request is for retail purchase and not use upon site. Planning Commission Minutes July 10, 2025 Page 2 of 3 Acting Chair Kremer opened the public hearing at 6:08 p.m. and invited public comment. The applicant acknowledged their presence and made themselves available to answer any questions. There being no public comment, Acting Chair Kremer closed the public hearing at 6:11 p.m. Commissioner Van Dyke, seconded by Commissioner Nelson to recommend City Council approval of the request, subject to the conditions within the planning report, specifically that: 1. The business operations shall be limited to retail cannabis product sale with no growing or manufacturing operations on site. 2. The business shall not create noise carrying beyond the lot upon which the business is located as specified in 401.18.B of the Zoning Ordinance. 3. The business shall be ventilated so that odors cannot be detected by a person with a normal sense of smell at the exterior of the facility or at any adjoining use or property; the business shall not produce noxious or dangerous gases or odors or otherwise create a danger to any person or entity in or near the facilities as specified in 401.18.C of the Zoning Ordinance. 4. The business hours or operation shall be limited to between 10:00 a.m. and 9:00 p.m., seven days a week as specified in 401.18.D of the Zoning Ordinance. 5. All signage shall comply with all sign requirements of 401.15.G and 401.18.E of the Zoning Ordinance and a sign permit shall be required. 6. All lighting shall be shielded and angled in such a way as to prevent light from spilling outside of the boundaries of the parcel(s) or premises or directly focusing on any surrounding uses as specified in 401.15.B.7 and 401.18.F of the Zoning Ordinance. 7. The Fire Chief and Police Chief shall review and approve the security plans addressing public safety, and the business shall comply with all provisions of Section 401.18.G of the Zoning Ordinance and the approved security plans. 8. All uses and activity shall be conducted indoors, with no exterior storage or activity allowed as specified in 401.18.H of the Zoning Ordinance. 9. If traffic, parking, or delivery issues develop in the immediate area that are attributable to the proposed use, the Applicant may be required by the City to implement traffic, parking or delivery control measures as determined by the City. Planning Commission Minutes July 10, 2025 Page 3 of 3 10. Any mechanical equipment that is ground mounted or visible from adjacent streets shall be screened as required by the Zoning Ordinance. 11. All trash and recycling shall be disposed of in the containers provided on site. Motion carried by quorum vote. 3-0. VII. New Business: None. VIII. Old Business: A. Planning Commission Interviews: City Administrator Rife noted that two applications for Planning Commission had been received. Acknowledging the challenges in setting the interviews up, he stated that he will be sending a poll to the Commission to pin down a date and time for the interviews. IX. Informational: X. Adjourn. Commissioner Nelson, seconded by Commissioner Van Dyke, moved to adjourn at 6:14 p.m. Carried 3-0. Respectfully submitted, Julie Hultman Building Official Enclosure 2 MEMORANDUM TO: Jacob Rife FROM: Scott Richards DATE: August 6, 2025 RE: Oak Park Heights – Setback Conditional Use Permit for Accessory Building – 14899 Upper 55th Street North TPC FILE: 236.05 – 25.02 BACKGROUND Robert and Lisa Benson (Applicants) have submitted an application for Conditional Use Permits (CUP) to allow for construction of a accessory building. The application is for three Conditional Use Permits, to allow a reduced setback from what is required, for a second accessory structure, and for construction in a side yard for an accessory building at 14899 Upper 55th Street North. The proposed accessory building is 160 square feet. The property is zoned R-1 Single Family Residential District. EXHIBITS The review is based upon the following submittals: Exhibit 1: Project Narrative and Information Sheet Exhibit 2: Location Map Exhibit 3: Site Plan Exhibit 4: Building Plans Exhibit 5: Site Photos PROJECT DESCRIPTION The project description and justification for the application is as follows and found as Exhibit 1. We would like to build a shed next to our deck, not by our back property line as there is no room. 2 We would like to use this new shed to store our lawn mower and other yard equipment because of the fumes they produce, and we use our garage for family gatherings. Due to the landscape already in place, there is no room for a shed. Please see the pictures included with the development application. As you can see, there is only one small area for us to gain access to our backyard. The area for the shed is already in place from where we took down the bunny shed/hutch. Accessory building will not exceed 20 feet in height. Accessory building will be closer than 5 feet from the side lot line and closer than 6 feet from other buildings. The structure will meet fire code on the inside to be closer than the 6 feet. Accessory building will not be located within a utility and/or drainage easement. Current detached garage is 916 square feet. Accessory building is 160 square feet with a total of 1076 square feet, which is under the 1200 square feet allowed. ISSUES ANALYSIS Comprehensive Plan The property is designated as low density residential in the Comprehensive Plan Proposed Land Use Map. The request for the new accessory building is consistent with the Comprehensive policies related to low density land use. Zoning The property is zoned R-1 Single Family Residential District. The accessory building requirements in Section 401.15.D of the Zoning Ordinance require that the structures be in a rear yard, be five or more feet from side lot lines, eight feet from the rear lot line and six feet from any other structure on the same lot, unless requirements of the Building Code are addressed. Accessory buildings are required to be in the rear yard. In this case, the shed will be placed in the side yard adjacent to the house. The Applicants have indicated that the trees and existing landscaping would not allow placement in the rear yard. The proposed shed would replace a bunny hutch that has been removed. A Conditional Use Permit would be required for the proposed structure in the side yard. The Applicants have provided a site plan that indicates the placement of the structure two feet from the side yard and two feet from the house. The Zoning Ordinance requires a five-foot setback and six-foot setback to the house unless Building Code requirements are met. There is a fence that surrounds the proposed shed location and provides screening from the street and from the side yard. The Applicant has indicated that the shed will be constructed in accordance with the Building Code to allow a two-foot separation distance. A Conditional Use Permit will be required for the proposed setback. 3 The size limit for attached and detached accessory building size on a lot is 1,200 square feet and the accessory buildings cannot exceed 25 percent of the total area of the rear yard. The combined size of the two structures will be 1076 square feet in compliance with the ordinance. The existing detached structure is in the rear yard and occupies 17.7 percent of that area. The Zoning Ordinance indicates that construction of more than one private garage or storage structure for each single-family property requires a Conditional Use Permit. The proposed shed, at 160 square feet in size in addition to the existing garage, would require a Conditional Use Permit. Drainage The City Engineer will review the drainage for the site. Measures may need to be taken to mitigate any drainage from the shed roof onto the adjacent property, subject to review and approval of the City Engineer. Criteria for Reduced Setback Section 401.15.C.1.e.5) of the Zoning Ordinance specifies criteria for the reduction of a setback by Conditional Use Permit: 5) A required yard on a lot may be reduced by a conditional use permit if the following conditions are met: a) The reduction of setback requirements is based upon a specific need or circumstance which is unique to the property in question and which, if approved, will not set a precedent which is contrary to the intent of this Ordinance. Comment: There is limited area in the rear yard to add a shed with the existing garage, trees, and landscaping. b) Property line drainage and utility easements as required by the City’s Subdivision Ordinance are provided and no building will occur upon this reserved space. Comment: The City Engineer will review the drainage. c) The reduction will work toward the preservation of trees or unique physical features of the lot or area. Comment: The placement of the shed in the side yard would not interfere with existing trees and landscaping. d) If affecting a north lot line, the reduction will not restrict sun access from the abutting lots. Comment: The proposed structure should not create any sun access issues. 4 e) The reduction will not obstruct traffic visibility, cause a public safety problem and complies with Section 401.15.B.6 of this Ordinance. Comment: The proposed structure should not create any visibility or safety issues. f) The conditions of Section 401.03.A.8 of this Ordinance are considered and satisfactorily met. Comment: The conditions are reviewed in this report. Accessory Building Requirements Section 401.15.D provides a list of requirements for construction of an accessory building on a property. Please find a review of those criteria: 1. Connection with Principal Building. An accessory building shall be considered an integral part of the principal building if it is connected to the principal building by a covered passageway. Comment: The house and shed will not be attached. 2. Location. No accessory buildings shall be erected or located within any required yard other than the rear yard except by approval of a conditional use permit according to the provisions of Section 401.03 and Section 401.15.D.13 of this Ordinance. Comment: A Conditional Use Permit has been requested to allow the shed structure in the side yard setback area. 3. Height/Setbacks. Accessory buildings shall not exceed twenty (20) feet in height or exceed the height of the principal structure on the lot. Accessory buildings shall be five (5) feet or more from side lot lines, eight (8) feet from the rear lot line and shall be six (6) feet or more from any other building or structures providing the requirements of the Building Code are met. Accessory buildings shall not be located within a utility and/or drainage easement unless written approval is obtained from the easement holder. The setback and height requirements under this provision may be varied by approval of a conditional use permit as provided for in Section 401.03 and Section 401.15.D.13 of this Ordinance. Comment: A Conditional Use Permit has been requested for a setback of two feet from the side property line where five feet is required. The proposed setback from the house is two feet that will be addressed to comply with Building Code. All other setback and height requirements will be met. 5 4. Lot Coverage. No accessory building or detached garage or combination thereof within a residential district shall occupy more than twenty-five (25) percent of the area of the rear yard except by approval of a conditional use permit according to the provisions of Section 401.03 and Section 401.15.D.13 of this Ordinance. Comment: The garage occupies 17 percent of the rear yard area. The proposed shed will be in the side yard. 5. Number of Structures. No building permit shall be issued for the construction of more than one (1) private garage or storage structure for each detached single- family dwelling, commercial, industrial, public or institutional building except by approval of a conditional use permit according to the provisions of Section 401.03 and 401.15.D.13 of this Ordinance. Every detached single-family dwelling unit erected after the effective date of this Ordinance shall be so located on the lot so that at least a two (2) car garage, either attached or detached, can be located on said lot. Comment: There is an existing garage on the lot. A Conditional Use Permit is required to have a second accessory structure on the lot. 6. Size. No accessory building for single family dwellings or combination of attached and detached accessory buildings shall exceed one thousand, two hundred (1,200) square feet of floor area, except by conditional use permit as provided for in Section 401.03 and Section 401.15.D.13 of this Ordinance. Comment: The total area of the two detached structures will be 1,076 square feet. 7. Administrative Approvals. Storage buildings one hundred twenty (120) square feet or less and in conformance with the provisions of this Ordinance may be approved by the Building Official without a building permit and may be in excess of the number of structures allowable in Section 401.15.D.5. above. Comment: Not applicable. 8. Building Permit. No building permit shall be issued for the construction of an accessory building in a residential district when an existing detached garage or other accessory building is located on the same lot, except by conditional use permit as provided for in Section 401.03 and Section 401.15.D.13 of this Ordinance. Comment: A Conditional Use Permit is required. 6 9. Accessory Uses. No accessory uses or equipment such as air conditioning cooling structures or condensers, swimming pools, and the like which generates noise may be located in a side yard except for side yards abutting streets where equipment is fully screened from view. Comment: Any exterior mechanical equipment associated with the shed will need to be screened. 10. Compatibility. The same or similar quality exterior material shall be used in the accessory building and in the principal building. All accessory buildings shall also be compatible with the principal building on the lot. “Compatible” means that the exterior appearance of the accessory building including roof pitch and style is not at variance with the principal building from an aesthetic and architectural standpoint. Comment: The exterior of the shed will need to be designed to complement the current principal building exterior. Conditional Use Permits The conditional use permit criteria, found in Section 401.03.A.7 of the Zoning Ordinance, are found as follows: 1. Relationship to the specific policies and provisions of the municipal comprehensive plan. 2. The conformity with present and future land uses in the area. 3. The environmental issues and geographic area involved. 4. Whether the use will tend to or actually depreciate the area in which it is proposed. 5. The impact on character of the surrounding area. 6. The demonstrated need for such use. 7. Traffic generation by the use in relation to capabilities of streets serving the property. 8. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City’s service capacity. 9. The proposed use’s conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). Comment: The Planning Commission should comment if any of these criteria will be at odds with the Conditional Use Permits proposed for the site. There is limited area in the rear yard to construct a shed. The shed should not have an impact on the adjoining property because of an existing fence, and there is no impact on public services or traffic. 7 CONCLUSION/RECOMMENDATION The Planning Commission should consider the application for Conditional Use Permits (CUP) to allow for construction of an accessory building at 14899 Upper 55th Street North. If the Planning Commission is favorable to the request, it should consider the following conditions: 1. The final grading for the proposed structure shall be subject to approval of the City Engineer. If the proposed structure creates any adverse water runoff impact to the adjacent property, the Applicant/Owner shall take measures to mitigate the issues subject to review and approval of the City Engineer. 2. Any exterior mechanical equipment associated with the shed shall be screened. 3. The exterior of the proposed shed shall be finished with siding and in a color to match the current principal building exterior. 4. No kitchens or bathrooms shall be allowed in the proposed shed. 5. The Applicant shall apply for and receive a building permit for the structure. All applicable Building Code requirements shall be met. 6. PC: Julie Hultman Exhibit 1 Project Narrative and Information Sheet We would like to build a shed next to our deck, not by our back property line as there is no room. We would use this new shed to store our lawn mower and other yard equipment because of the fumes they produce and we use our garage for family gatherings. Due to the landscape already in place, there is no room for a shed…Please see the pictures included with development application. As you can see, there is only one small area for us to gain access to our back yard. The area for the shed is already in place from where we took down the bunny shed/hutch. Thank you for your consideration on this project. Robert & Lisa Benson 14899 Upper 55th Street North Oak Park Heights, MN 55082 Location Map Exhibit 2 Site Plan Exhibit 3 Exhibit 4 Exhibit 5 Enclosure 3 CITY OF OAK PARK HEIGHTS PLANNING COMMISSION BYLAWS ARTICLE 1 - ORIGIN AND POWERS A. Authorization. The City is authorized and empowered to establish a Planning Commission by the provisions of Minnesota State Statutes 462.354. B. Establishment. The Planning Commission was created in an advisory capacity by action of the Oak Park Heights City Council on April 14, 1998 by the adoption of Ordinance 210 and the amendment of Section 401, the Oak Park Heights Zoning Ordinance. ARTICLE 2 – DUTIES AND OBJECTIVES A. Advisory Capacity. The Planning Commission is designed to serve in an advisory capacity to the Oak Park Heights City Council. B. Objectives. The objectives of the Planning Commission are to make recommendations to the City Council which will guide the development of land, services and facilities within the City, so as to promote the public health, safety and general welfare. C. Public Hearings. The Planning Commission shall hold public hearings for variances, conditional use permits, subdivisions, PUD permits, and other applications to the City in accordance with the City Zoning Ordinance and shall make recommendations on said applications to the City Council. D. Special Public Hearings. The Planning Commission may hold such public information hearings as the City Council deems necessary and may make recommendations on applications for building permits or site plan review when requested by the City Council. ARTICLE 3 – MEMBERSHIP A. Voting Members. The Planning Commission shall consist of five citizen members who are eligible voters residing within the Oak Park Heights City limits and who are appointed by the City Council. 2 B. Ex-Officio Members. There shall be a City Council person designated by the Mayor, with the consent of the City Council, to be a liaison to the Planning Commission. Such City Council person shall serve without voting power and in a capacity as ex-officio to the Planning Commission. The Mayor, with the consent of the City Council may also appoint non-voting, ex-officio members to represent other groups or organizations from the community. C. Terms. The five members of the Planning Commission shall be appointed by the City Council. All such appointments shall initiate and be established by resolution of the City Council. The term of each member shall be for three years with initial terms being staggered by the City Council resolution of appointment. Unless extended by special order of the City Council for a period of one year; no member shall serve more than two consecutive terms on the Planning Commission. D. Absenteeism. If any voting member fails to attend three consecutive meetings or a total of four meetings (or 25 percent) during the calendar year, the City Council shall be notified with a recommendation by the Planning Commission. Planning Commissioners shall notify the Chairperson or City staff when an absence is anticipated. E. Removal. Any member of the Planning Commission may be removed at any time by a four-fifths (4/5) vote of the City Council with or without cause. F. Compensation. Compensation of Planning Commission members as selected by the City Council shall serve without compensation except as otherwise established by resolution of the City Council. G. Training. The Chairperson and the City staff shall meet with each new Planning Commissioner to explain Planning Commission procedures. Within the first year of appointment, each new Planning Commissioner shall attend a Government Training Service, Planning Commission training session at City expense. H. Resignation. A member who wishes to resign shall submit a written resignation to the Chairperson, who shall in turn forward the same to the City Council. I. Vacancies. Vacancies occurring within the Planning Commission shall be filled for the balance of the appointment by the City Council. Commented [JR1]: This training service is no longer available. We are planning to have the City Attorney attend a future Planning Commission meeting this year to lead a training session. 3 ARTICLE 4 – OFFICERS, DUTIES AND ELECTION OF OFFICERS A. Officers. The officers of the Planning Commission shall be Chairperson and Vice-Chairperson. B. Duties of the Chairperson. The Chairperson shall preside at all meetings, appoint Planning Commission members to committees, appoint Planning Commission representatives, rule on procedural questions (subject to reversal by a two-thirds (2/3) vote of those members in attendance), meet with all newly appointed members, exercise the same voting rights as other Planning Commissioners and carry out such other duties as are assigned by the Planning Commission or by the City Council. C. Duties of the Vice-Chairperson. The Vice-Chairperson shall act in the absence or inability to act of the Chairperson, and in such instances, shall have the powers and functions of the Chairperson. D. Terms. The Planning Commission officers shall be elected from among its appointed members for the term of two years. No member shall serve as Chairperson or Vice-Chairperson for more than two consecutive terms. The election shall occur at the Planning Commission’s annual meeting. E. Vote. Candidates for office receiving a majority vote of the entire membership (three-fifths (3/5)), shall be declared duly elected. F. Date of Office. Newly elected officers shall take office at the annual meeting in March. G. Vacancies. Vacancies occurring in the offices of the Planning Commission shall be filled immediately by the above election procedure. ARTICLE 5 – MEETINGS A. Annual Meeting. An annual organizational meeting shall be held the second 1 Thursday in March of each year. Election of officers shall be conducted at that time. B. Regular Meetings. Regular meetings of the Planning Commission shall be held at 6:00 PM on the second Thursday of each month in the City Hall Council Chambers. The regular meeting date of the Planning Commission may be changed by resolution of the City Council. C. Special Meetings. Special meetings may be called at the discretion of the Chairperson, after consultation with City staff. 4 D. Notice of Meetings. Notice in writing of all regular and special Planning Commission meetings, setting forth the time, place and agenda of such meetings, shall be mailed by the City staff to all Planning Commission members at least five days in advance of each meeting. E. Site Investigation. Prior to each meeting, all Planning Commission members shall endeavor to visit any properties to be discussed at the meeting. F. Planning Commission Representative at City Council Meetings. Each Planning Commission member shall in turnmay represent the Planning Commission at regular City Council meetings. ARTICLE 6 – PRE-MEETING PROCEDURES A. Agenda. The agenda for each meeting of the Planning Commission shall be developed in writing by the City staff and shall be available at the City Hall prior to each meeting. B. Withdrawal. If a petitioner or applicant desires to withdraw a matter from an agenda, such request must be submitted to the City staff in writing, and if any public notice has been given, all persons appearing at the noticed hearing on said petition or application shall be entitled to be heard. ARTICLE 7 – PUBLIC HEARING PROCEDURE A. Time. The time of each public hearing shall be stated on the agenda, and no hearing may begin before this time. Each hearing shall begin as soon as possible after this time. B. Presentation. If a public hearing is required for a request by a petitioner, the petitioner or an appointed representative shall state the request, explain the proposal and answer questions of the Planning Commissioners. If no petitioner is involved, the Chairperson or the City staff member shall explain the purpose of the hearing. The Chairperson may impose reasonable restraint upon the number of times one individual may speak. C. Termination of Hearing. The Chairperson may close a public hearing after hearing those present who care to speak, or any member may move to continue the public hearing until a specified date. If a hearing on the petitioner’s request is closed, the Planning Commission shall make a recommendation to the City Council within 30 days following the close of the hearing. If a hearing is continued, mailed notices of the continuation may be requested by any voting member. 5 ARTICLE 8 – MEETING PROCEDURES A. Rules of Order. Unless otherwise specifically designated, Roberts Rules of Order, as most recently revised, shall govern the meeting procedure. B. Quorum. A majority of the voting membership (three-fifths (3/5)) shall constitute a quorum for meeting purposes. C. Conflict of Interest. Whenever a Planning Commission member shall have a direct or indirect personal or financial interest in an application or petition before the Planning Commission, that member shall declare such interest and excuse himself/herself from the discussion and vote. D. Agenda. The order of business at regular meetings generally shall be as follows: 1. Call to order. 2. Roll call of members. 3. Approval of the minutes of the previous meeting. 4. Public hearings. 5. Informational hearings. 6. Old business. 7. New business. 8. Adjournment. E. Appearance of Petitioner. No application or petition shall be given a final approval recommendation unless the applicant or petitioner appears personally or by representative at the hearing called thereon, or unless he/she makes satisfactory explanation or presentation in lieu thereof. F. Tabling. A tabling motion, if passed, has the effect of laying a matter over until the next regular meeting, unless otherwise specified. G. Reports. Any matter may be tabled for a technical report or study which the Planning Commission may make or request of the petitioner, the City staff, the City Attorney, the City Engineer or other sources. Such report shall be presented to the City staff for forwarding to the Planning Commission at least five days prior to the meeting at which said matter will be heard again. H. Non-Agenda Matters. No binding or final action may be taken on any matter not on the written agenda except by unanimous vote of the members in attendance or four-fifths (4/5) vote of the entire membership. 6 ARTICLE 9 – COMMITTEES A.Planning Commission Committees. The Planning Commission may establish committees of its own membership for a specific purpose and duration. B.Ad Hoc Committees. The Planning Commission may request that the City Council appoint other members of the community to Ad Hoc Commission committees, which may be created by the Planning Commission for a specific purpose and duration. At least one voting member of the Planning Commission also shall be appointed to each such committee. ARTICLE 10 – RECORDS A.Minutes. The City shall supply a secretary at all regular and special meetings of the Planning Commission who shall be responsible for taking full and complete minutes and record all such meetings. The City staff shall be responsible for keeping a record of all Planning Commission resolutions, transcriptions, minutes and findings. B.Open Meetings. All meetings shall be a matter of public record. Updated: October 12, 2017August 14, 2025