Albert Lea, MN
May 8, 2006
The regular meeting of the Albert Lea City Council was called to order at 7:00 P.M. in the City Center Council Chambers by Mayor Aaron Summers.
ROLL CALL
Present were Councilors Vern Rasmussen, Randy Erdman, George Marin, Jeff Fjelstad, John Severtson, Al Brooks and Mayor Pro Aaron Summers. Also present were City Manager Victoria Simonsen, Public Works Director Steve Jahnke, City Attorney Steve Schwab, Council Secretary Sandi Behrens and representatives from the Albert Lea Tribune, KATE Radio and KAAL-TV.
The Pledge of Allegiance was recited.
CONSENT AGENDA
(a) APPROVAL OF THE MINUTES FROM THE REGULAR COUNCIL MEETING OF APRIL 24, 2006.
(b) RESOLUTION 06-111 ADOPTED – APPROVING LAWFUL GAMBLING APPLICATION OF THE SOUTHERN GATEWAY CHAPTER OF THE MINNESOTA DEER HUNTERS ASSOCIATION FOR A RAFFLE AT THE AMERICAN LEGION, 142 NORTH BROADWAY, ON SEPTEMBER 9, 2006. FOR EXCLUDED BINGO AT THE FREEBORN COUNTY FAIRGROUNDS AUGUST 1, 2006 THROUGH AUGUST 6, 2006.
(See Secretary's Original Resolution
06-111 included with these minutes.)
(c) ACKNOWLEDGED RECEIPT OF THE ALBERT LEA PORT AUTHORITY’S ANNUAL FINANCIAL REPORT.
(d) RESOLUTION 06-112 ADOPTED – CLAIMS: Resolution 06-112 presents the financial claims of the City.
(See Secretary's Original Resolution
06-112 included with these minutes.)
Councilor Rasmussen moved, Councilor Severtson seconded, that the consent agenda items be adopted. On roll call vote, all councilors voted in favor of said motion. Mayor Summers declared the motion carried and the consent agenda items adopted
FOLLOW-UP TO PUBLIC CONCERNS
City Manager Simonsen addressed questions and concerns expressed at the previous meeting as follows:
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City Staff has checked the Albert Lea Select Foods signs and found that they are in the City right-of-way. The company has been notified and will move the signs to the fence or behind it.
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A vehicle parked for some time on the grass at a residence on Eighth Street was reported. City Staff has contacted the residents and were informed that the vehicle is currently licensed and operational. The owners are attempting to sell the vehicle and have stated that the vehicle will be removed by May 20 and in the meantime the vehicle will be parked in the driveway.
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Various potholes were identified. These have been added to the Street Department work list for repair.
PUBLIC ITEMS
Mike Murtaugh, 313 Willamor Road, requested the Council proceed with the comprehensive plan update and drafting a building design review ordinance. Murtaugh stated his opposition to the Walgreen store location. He noted that Chapter 3 of the Comprehensive Plan includes a provision that parks and recreation be encouraged along waterways.
Roger Bok, 1012 Cato Drive, owns three of the five lots on Cato Drive and asked why the road isn’t being maintained, complained above obstructions in the right-of-way and that the Councilors don’t report on board and commission activities. Bok stated that the ordinance regarding grass and weeds has been in place for many years and is effective without change.
Ed Mikulich, 1813 Waldorf Road, requested the City Engineer look at improving the ditch on Waldorf.
Theodore Paulson, 616 James Avenue, thanked the City Council for letting something positive come out of the Wednesday meeting. Paulson also asked about repairs to the light pole on James. City Engineer Jahnke will follow up on this issue with Alliant.
STORMWATER AND SANITARY SEWER SYSTEMS PRESENTATION
Director of Public Works Jahnke offered a PowerPoint presentation regarding storm water and sanitary sewer systems including a history of the systems, current problems being experienced and possible solutions for both public and private property. He explained that some of the reasons we are experiencing more flooding is that farmers are tiling out wetlands and low areas, developed areas in the city are increasing, paved area is increasing and low areas are being filled and built on. When heavy rainfalls occur, the ground becomes saturated and the lake levels rise. The Wastewater Treatment Plant flows can increase from approximately five million gallons per day to 24 million gallons per day, sanitary sewer mains fill up with clear water and the pumps cannot keep up. When the sanitary sewer is at capacity, it can back up into basements. Pumps are placed to relieve the capacity of the sanitary sewers and to prevent basement backups. Sump pumps run continually, storm water enters houses through cracks in floors and walls and through windows and goes down the floor drain. Foundation drains connected to the sanitary sewer help overload the system and old clay tile sanitary sewer acts like a field tile.
Jahnke explained that inflow is rainwater and snowmelt entering the sanitary sewer and infiltration is groundwater entering the sanitary sewer. Seventy-five percent of sources of inflow and infiltration are created by private property, i.e. roof leaders, sump pumps, foundation drains, area drains and leaking laterals. He noted that this is a community problem which cannot be fixed without community participation.
Mr. Jahnke then explained the history of the inflow/infiltration problem in the 1960’s and 70’s. He then discussed the history from 1999 to the present. He noted that rains caused bypassing on five different occasions between April and July of 1999. The rainfall events averaged between 1.3 and 4 inches of rainfall. The Minnesota Pollution Control Agency required action be taken and the City Council voted 4-3 to begin a voluntary inspection program to remove sump pumps from the sanitary sewer system. The City also installed a shutoff valve on the Freeborn County Fairgrounds sanitary sewer line, capped 16 four-inch lines in the New Hills and Countryside Hills Mobile Home Parks (identified as an ongoing problem), worked with Farmland Foods to eliminate cross connections and performed a manhole cover survey and replaced manholes in low areas with pick holes in them. The City also replaced and upsized dilapidated sanitary sewer lines, slip lined a sewer on Marshall Street, televised the sanitary sewer system to identify and fix problems, repaired damaged and leaking manholes and upgraded controls and monitoring and installed a SCADA system.
In 2000, the City hired Wenck Associates to develop a voluntary sump pump and roof drain inspection program. City staff took over the program from 2001 to 2003 at a cost of $169,000 to the City. Of the 7136 homes and businesses inspected, 113 failed the inspection, 2027 sump pumps were found and 400 bypass valves are currently in place. Fifty-eight homes were not inspected.
Jahnke is recommending the following plan of action for homes and businesses:
· Public input and involvement is necessary for a program to be successful
· Review the current ordinance
· Require inspections of remaining 58 homes
· Require 112 homes which failed to come into compliance
· Eliminate bypass valves except by variance
· Begin a foundation drain inspection program
· Limit inspections to pre-1975 homes
· Inspect foundations either at point of sale or all at once
· Estimated cost to complete foundation inspections is $200,000 to $300,000
· Estimated cost for disconnecting foundation drain and installing a sump pump is between $1000 and $4000 per home
Jahnke’s recommended plan of action for the City system is as follows:
· Slip lining 2000 to 3000 feet of sewer per year at a cost of $120,000 to $180,000 per year
· Upgrade Eighth Avenue Storm Lift Station
· Upgrade Pearl Street Sanitary Sewer Lift Station
· Upgrade Virginia Place Storm Lift Station
· Continue to install drain tile in new roadways for sump pump connections
· Identify a funding source for street reconstruction projects which include replacement of the sanitary sewer (approximately $120,000 per block for complete reconstruction)
Ms. Simonsen asked Mr. Jahnke how many miles are needed for replacement and Jahnke estimated between 40 to 50 miles. She asked about the proposed cost for the Eighth Avenue lift station and Jahnke responded he expects the cost to be between $500,000 and $700,000.
Council questions included a request for an explanation of what a lift station does, whether raw sewage is being dumped into the lake, estimated additional costs for the rain events and flooding, backflow prevention, costs to the residents and funding.
Roger Bok, 1012 Cato Drive, stated that the City Council had previously stated that pumping into streets would cause road problems and health problems.
Jackie Shaefer, 122 North Sixth Avenue, asked if tiling around houses would cause more overload into the system. Jahnke responded that people would be pumping into their backyards and the backyard would be wet longer. Ms. Shaefer also commented about the fact that there are ten times the acreage recommended on the Eighth Avenue lift station. She then asked whether slip lining is effective and Mr. Jahnke responded that it is.
Mike Murtaugh, 313 Willamor Road, requested clarification on some of the issues Mr. Jahnke discussed in his presentation.
Jim Stoen, 1107 Marie Avenue, asked where sewage flowing past his house ends up and whether new developments will be tied into their lift station. He stated that he has had a check valve installed in his home and feels secure that they are safe from back up. He commented that the current City Staff and Council are now having to deal with 25 years of problems.
SESQUICENTENNIAL COMMITTEE REQUEST FOR DANCE APPROVED
The City has received a request from the Sesquicentennial Committee for permission to close Water Street between Broadway and Washington and the North Broadway parking lot to hold a dance with 3.2 beer on June 17, 2006 in celebration of the City Sesquicentennial. The event would occur following the car cruise at approximately 6:00 p.m. until 12:00 midnight. City Code Sec. 6.78 allows a temporary 3.2 on-sale beer license to be issued for beer to be sold and served at this location. The Sesquicentennial Committee will be working with Krieger Beverage as well as several food vendors for this event. This request would also include any necessary services pertaining to barricades, traffic control or law enforcement that is necessary to maintain the health and safety of the public. The Sesquicentennial Committee will work in close cooperation with the Police Department over the next several weeks to work out the necessary details. Ms. Simonsen reminded the committee that the Festival of Bands will occur the following day so the lot would need to be cleared after the dance.
Councilor Erdman moved, Councilor Marin seconded, that the request for the dance, street closure and 3.2 beer be approved. On roll call vote, all Councilors voted in favor of said motion. Mayor Summers declared the motion carried and permission granted.
RESOLUTION 06-113 ADOPTED – REMOVING SUNSET CLAUSE FROM FREEBORN COUNTY FAMILY SERVICES COLLABORATIVE AGREEMENT
Freeborn County Family Services Collaborative was formed in 1996 and has been amended to include the City of Albert Lea, Freeborn County and School Districts #241, #242, #2886. The original joint powers agreement had a five-year sunset clause. This clause was extended to 2004 and then to 2006. The Collaborative Board of Directors is requesting that the partners of the joint powers agreement remove the sunset clause to enable the Collaborative to demonstrate its longevity and enter into long term partnerships with granting agencies and trusts. This action will also allow the Collaborative to conduct long-range planning in providing support, leadership, communication and facilitation to the agencies that serve children and families throughout Freeborn County. Albert Lea and Alden School Districts as well as Freeborn County have approved the removal of the sunset clause. City staff is recommending that the City of Albert Lea also approve this action.
Councilor Brooks moved, Councilor Severtson seconded, that the request of the Freeborn County Family Services Collaborative to remove the sunset clause be approved. On roll call vote, all Councilors voted in favor of said motion. Mayor Summers declared the motion carried and the resolution adopted.
(See Secretary’s Original Resolution
06-113 included with these minutes.)
ORDINANCE 105, 3D ENACTED – AMENDING CITY CODE CHAPTER 70 RELATING TO TALL GRASS AND WEED REGULATIONS
City Manager Simonsen announced that this is the second reading and public hearing for Ordinance 105, 3d, to repeal City Code Chapter 70 Article I Sec. 70-1 in its entirety to be replaced with a new City Code Chapter 70 Article I. The necessary notice for this hearing was published on April 27, 2006.
It is the intent of this ordinance to protect and preserve the city’s neighborhoods and the public health, safety, and welfare of those that live there by keeping the community free of tall grass and non-noxious weeds and improving the quality of life through aesthetics, eliminating harbor for rodents and insects and reducing fire hazards.
The ordinance identifies the owner’s responsibility and the City’s responsibility in maintaining grass and non-noxious weeds. The ordinance states that grass and non-noxious weeds shall not grow in excess of nine inches in height and shall not become a public nuisance. It further states that a certified letter or personal service will be served to the property owner one time per season when it is necessary to abate the nuisance by cutting the weeds and/or grass. The owner will have five days within receipt of the notice to do so. The City will abate the nuisance and charge the cost to the property owner if it is not addressed within this time frame. Failure to pay the cost of cutting and removing grass and/or weeds will be levied as an assessment against the property.
Mayor Summers called for public comment.
Roger Bok, 1012 Cato Drive, asked if the Mayor had read the rules for a public hearing, why would we permit grass to reach nine inches and why does the City cater to people who don’t want to mow their lawns.
There was no additional public comment. On roll call vote, all Councilors voted in favor of said motion. Mayor Summers declared the motion carried and the ordinance enacted.
(See Secretary’s Original Ordinance
105, 3d included with these minutes.)
RESOLUTION 06-114 ADOPTED – APPROVING REGISTERED LAND SURVEY NO. 13
The Planning Commission received a request from Mr. Jerry Tucci for approval of Registered Land Survey No. 13 located on the south side of Country Club Road between Richway Drive and Township Road T-192. It had been previously approved as Registered Land Survey No. 12 which combined several lots into one parcel to simplify legal descriptions and title. This survey identifies a slight change in the size of the parcel. This resolution allows the division and consolidation of the lots of record as surveyed.
Councilor Rasmussen moved, Councilor Brooks seconded, that Registered Land Survey No. 13 be approved. On roll call vote, all Councilors voted in favor of said motion. Mayor Summers declared the motion carried and the resolution adopted.
(See Secretary’s Original Resolution
06-114 included with these minutes.)
ORDINANCE 106, 3D INTRODUCED - REZONING WALGREEN’S PROPERTY
Gray Canyon Companies, Inc. is requesting a change in zoning classification of the property located on the northwest one-half of the block bounded by Katherine Street, East Main Street, Bridge Avenue and Shellrock Street and the alley within the block from R-3 (Multi-Family Residential District) to B-2 (Community Business District). A public hearing was held on April 27, 2006 in front of the Planning Commission with the majority of the Planning Commission voting to approve the rezoning request.
Councilor Brooks introduced Ordinance 106, 3d. Ordinance 106, 3d will lay over for a second reading and public hearing pursuant to Charter requirements.
(See Secretary’s Original Ordinance
106, 3d included with these minutes.)
RESOLUTION 06-115 ADOPTED – APPROVING PRELIMINARY PLAT OF WALGREEN’S
This resolution approves the preliminary plat of Walgreen’s First Addition which would incorporate the individual lots Block 1 through 11 into one lot known as Lot 1, Block 1 Walgreen’s First Addition. As part of the preliminary plat, the alley and utility easements would be vacated and new utility easements platted.
The preliminary site plan proposes to construct a Walgreen’s closer to Main Street than Bridge Avenue with access to this site from Katherine Street. Access points are closed on Main Street. Shellrock would continue as a one-way street going north. There are no access points proposed along Bridge Avenue and the front entrance of the store would angle facing northwest. The plat is consistent with the Comprehensive Plan and consistent with development taking place in the area. Twenty percent of the site needs to be landscaped according to the landscaping ordinance and an on-site storm drainage system must be provided. The Planning Commission discussed this request at their April 27 meeting and the preliminary plat was approved. City staff is recommending the adoption of the approval of the preliminary plat of Walgreen’s First Addition.
After Council discussion, Councilor Erdman moved, Councilor Marin seconded, that Resolution 06-115, approving the preliminary plat of Walgreen’s First Addition, be adopted. On roll call vote, all Councilors voted in favor of said motion. Mayor Summers declared the motion carried and the resolution adopted.
(See Secretary's Original Resolution
06-115 included with these minutes.)
RESOLUTION 06-116 –AUTHORIZING COMPREHENSIVE HOUSING PLAN UPDATE
At its April 27, 2006 Planning Commission meeting, the members unanimously voted to recommend to the City Council to begin the process of updating the City’s Comprehensive Plan. The Comprehensive Plan was adopted in 1972. It does not reflect the amendments that have been made since that time. There was a City/County plan conducted in 1982 that updated the Comprehensive Plan as well as reviews of specific areas within the plan. However, there has not been a formal coordinated Comprehensive Plan developed for the City of Albert Lea and the surrounding area in over 30 years. An update to the Comprehensive Plan could take as long as a year to complete and could cost in excess of $100,000 for a consultant to work with the community and staff in developing this plan.
Councilor Erdman moved, Councilor Marin seconded, that the Comprehensive Plan update be budgeted for 2007 and that City Staff begin the preliminary process now. After Council discussion and on roll call vote, all Councilors voted in favor of said motion. Mayor Summers declared the motion carried and the resolution adopted.
(See Secretary’s Original Resolution
06-116 included with these minutes.)
STAFF DIRECTED TO DRAFT BUILDING DESIGN REVIEW ORDINANCE
At the its April 27 meeting, the Planning Commission voted unanimously to recommend to City Council that a building design review ordinance be drafted and adopted. This motion directs staff to commence drafting this ordinance.
Councilor Rasmussen moved, Councilor Severtson seconded, that City Staff be directed to draft a building design review ordinance. On roll call vote, all Councilors voted in favor of said motion with the exception of Councilor Fjelstad who voted nay. Mayor Summers declared the motion carried.
RESOLUTION 06-117 ADOPTED – DESIGNATING FUNDS FOR SEXUAL PREDATOR EDUCATION
Mayor Summers announced that the sexual offender ordinance committee met last week and after a thorough investigation determined that it would be difficult to enforce the proposed ordinance. Law Enforcement currently has much more information on sexual predators which would dwindle if the ordinance was passed. The committee decided that it would not be in the best interests of the residents to pass the ordinance at the current time.
As a member of the committee, Councilor Marin read a prepared statement regarding his decision to not recommend the ordinance. He noted that two communities have already rejected an ordinance but have chosen to pursue educational paths. He stated that he is not comfortable saying no to the ordinance and an empty yes to education. Councilor Marin then moved to designate $20,000 for sexual predator education to be spent over the next five years. Councilor Fjelstad seconded the motion. After Council discussion and on roll call vote, all Councilors voted in favor of said motion. Mayor Summers declared the motion carried and the resolution adopted.
Councilor Marin then challenged the Freeborn County Board of Commissioners to match those funds.
(See Secretary’s Original Resolution
06-117 included with these minutes.)
RESOLUTION 06-118 ADOPTED – IN SUPPORT OF PICKEREL PARK PHASE II
This resolution authorizes Mayor Summers to submit a letter of endorsement for Phase II of the Pickerel Park Townhome Development. The City has applied for and received a grant through the Minnesota Department of Employment and Economic Development for the construction of a 24-unit rental townhome for low and moderate income families to be located at the southwest corner of Highway 69 and West 9th Street.
The existing 24-unit Phase I has shown to be successfully developed, managed, and occupied. The Freeborn County Housing Needs Survey and the Freeborn County Comprehensive Housing Development Plan both indicate a need for the additional 24-units of low and moderate income rental housing. City Staff endorses the proposal of Newbury Development Company to develop Phase II Pickerel Park rental townhomes and its application to the Minnesota Housing Finance Agency for funding assistance.
Councilor Marin moved, Councilor Brooks seconded, that Resolution 06-118, in support of Pickerel Park Phase II, be adopted. On roll call vote, all Councilors voted in favor of said motion. Mayor Summers declared the motion carried and the resolution adopted.
(See Secretary’s Original Resolution
06-118 included with these minutes.)
RESOLUTION 06-119 ADOPTED – APPROVING EXPENDITURES FOR DISTRICT 241 TENNIS COURTS
In September 2005, the City Council discussed its participation in the construction of eight new tennis courts owned by the District to be located just north of the high school. The School District has recently approved the construction of the tennis courts and is requesting the city’s contribution of $100,000 toward the project. $50,000 would be appropriated in 2006 and $50,000 appropriated in 2007. District #241 would retain ownership and operating maintenance of the courts with the public allowed access when not in use for practice or organized District events. The City would consider contributions toward the maintenance of the courts at a point at which it needs significant rehabilitation or replacement.
After Council discussion, Councilor Severtson moved, Councilor Marin seconded, that Resolution 06-119, approving expenditures for District 241 tennis courts as described by the City Manager, be adopted. On roll call vote, all Councilors voted in favor of said motion. Mayor Summers declared the motion carried and the resolution adopted.
(See Secretary's Original Resolution
06-119 included with these minutes.)
RESOLUTION 06-120 ADOPTED - MOVING LIBRARY BEQUEST MONIES
Ms. Simonsen explained that over the years, the City has received bequests for the Library. The City has designated a portion of its unreserved fund balance in an amount equal to the bequests they have received. The Library Director is requesting that these funds be dispersed to the newly created Albert Lea Public Library Foundation in an amount of $62,334.93.
After Council discussion, Councilor Rasmussen moved, Councilor Severtson seconded, that Resolution 06-120, moving the Library bequest monies to the Albert Lea Public Library Foundation, be adopted. On roll call vote, all Councilors voted in favor of said motion. Mayor Summers declared the motion carried and the resolution adopted.
(See Secretary’s Original Resolution
06-120 included with these minutes.)
RESOLUTION 06-121 ADOPTED – DECLARING EXCESS PROPERTY AND AUTHORIZING SALE OF FIRE TRUCK
On February 13, 2006, the City Council authorized the purchase of a new fire pumper truck to replace the 1985 Pierce Pumper Truck (known as Truck #915). The City obtained an estimate of the fair market value from Brindlee Fire Apparatus for an estimate of $25,000. The City received two quotes for the sale of this equipment. One quote was from Crimson Fire in the amount of $21,500 for the trade-in. An additional quote was received from the City of Twin Lakes for the purchase of this truck in the amount of $25,000. City staff is recommending that City Council authorize the sale of truck #915 to the City of Twin Lakes in the amount of $25,000 upon receipt of the new truck to replace this vehicle.
Councilor Severtson moved, Councilor Fjelstad seconded, that Resolution 06-121, declaring the truck as excess property and authorizing the sale of the Fire Truck to the City of Twin Lakes, be adopted. On roll call vote, all Councilors voted in favor of said motion. Mayor Summers declared the motion carried and the resolution adopted.
(See Secretary's Original Resolution
06-121 included with these minutes.)
RESOLUTION 06-122 ADOPTED – ADVANCING $8500 FROM THE GENERAL FUND TO TIF 5-16
This resolution authorizes an advance of $8500 from the General Fund to TIF 5-16 for the district setup expenditures for the Albert Lea Public Warehouse project.
Councilor Brooks moved, Councilor Severtson seconded, that Resolution 06-122, advancing $8500 from the General Fund to TIF 5-16, be adopted. After discussion and on roll call vote, all Councilors voted in favor of said motion. Mayor Summers declared the motion carried and the resolution adopted.
(See Secretary's Original Resolution
06-122 included with these minutes.)
DIRECTING STAFF TO PROCEED WITH WATER STREET PLAZA
This motion authorizes the City Manager to proceed with the design and development of Water Street Plaza. The plaza would be created by vacating Water Street between Broadway Avenue and Washington Avenue. The development of the plaza would occur in two phases. Phase I would include the removal of the street crown to be replaced with an overlay of decorative concrete, arbors, benches, lighting, and landscaping to create an attractive gathering space for the public and visitors to use. The project would be designed and developed using city staff whenever possible. It is the staff’s intent to use local contractors whenever possible on the project and to complete it during our Sesquicentennial year. The project would be funded through the recent transfer of unreserved fund balance of the General Fund to the Capital Projects Fund that occurred in April. The project would include a Phase II to be completed in upcoming years.
After Council discussion, Councilor Erdman moved, Councilor Marin seconded, that staff be directed to proceed with the Water Street Plaza project. On roll call vote, all Councilors voted in favor of said motion with the exception of Councilor Fjelstad who voted nay. Mayor Summers declared the motion carried.
UNLISTED ITEMS
WARD ITEMS
Third Ward, Councilor Marin:
(1) Requested an update on the Sunset Street extension. Ms. Simonsen stated that she has an appointment with the property owner tomorrow and hopes to make some progress.
(2) Has received many complaints about the rough railroad tracks on Highway 13. City Engineer Jahnke stated that he has also received many calls and has talked to MN DOT. MN DOT has plans to do the improvement this spring but the project is dictated by the railroad.
(3) Reported a large pothole at the corner of Front Street and South Fourth Avenue.
(4) Reported a house north of the tracks on South Fourth Avenue which has been vacated and has long grass. He requested information on what the City can do about this property.
Fourth Ward, Councilor Fjelstad:
(1) Asked when the fountains are scheduled to be placed in the lake. Jahnke responded that they should be in sometime during the next two weeks.
Sixth Ward, Councilor Brooks:
(1) Asked when the City will begin work on Margaretha. Jahnke responded that that project is scheduled in 2007.
ADJOURNMENT – 8:50 P.M.
Councilor Severtson moved, Councilor Brooks seconded, that there being no further business, the council meeting be adjourned until the next regular meeting of the Albert Lea City Council on Monday, May 22, 2006. On roll call vote, all councilors voted in favor of said motion. Mayor Summers declared the motion carried and the meeting adjourned.
Filed and attested May 9, 2006.
/s/ Sandi Behrens /s/ Aaron Summers
Secretary of the Council Mayor