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HomeMy WebLinkAbout09-14-1993 Charter Minutes MINUTES LINO LAKES HOME RULE CHARTER COMMISSION PUBLIC MEETING September 14, 1993 Rice Lake Elementary School Call to Order The meeting was called to order by Chairman Pat Smith at 7: 05 P.M. Roll Call Present were Matthew Blaylock, William Bohjanen, Robert Doocy, William Houle, Rolf Iverson, Raymond Johnson, Sally Kuether, Beverly Landers, Ina Liljedahl, Alfred Ross, Joyce Scharpen, Chairman, Patrick Smith, David Storberg and Robert Williams. Robert Rud was absent. Economic Development Authority Advisory Board (EDAAB) members present: Chairman, Brian Wessel, Roger Jensen, Fred Chase, John Bergeson and Don Gorowsky. Al Robinson and Glenn Rehbein were absent. Stan Peskar, General Counsel for the League of Minnesota Cities, Dave Gontarek, moderator for the public discussion, City Administrator, Randy Schumacher, City Engineer, Darrell Schneider and Warren Tester, Director of Business Affairs for Centennial Schools were also present. Mr. Gontarek explained the order of business and introduced Pat Smith, Chairman of the Charter Commission. Mr. Smith thanked everyone for coming and explained that the purpose of the meeting was to discuss a proposal from the EDAAB to change the Lino Lakes City Charter by amending Chapter 8. He explained that the Charter Commission had voted to take the EDAAB proposal under consideration and after several meetings on the matter, the Commission voted unanimously to hold this public meeting to take comments from the citizens. Mr. Smith also explained the reason for the short notice of the meeting and apologized for any inconvenience. Several handouts were available for residents at the door. The handouts included a 1982 comparison between the Charter form of government and the state statute form of government that was in place prior to that time. Mr. Smith also noted that the Charter Commission operates independent of the City Council and acts as a "checks and balances" between the two bodies. Mr. Smith presented some census figures including the 1982 PAGE 1 population f igure and noted that the population of the City has more than doubled since 1982 . He also noted that in 1982, there were very few residents connected to sewer and water and now over half of the City is connected. Mr. Smith explained that there are 15 Charter Commission members and only one (1) member is actually connected to the utility system. The terms of seven (7) members expired in August, 1993 and an Anoka County judge will be making seven (7) appointments from a list of names submitted by the Charter Commission. Mr. Wessel told the audience that he appreciated the opportunity to bring the EDAAB proposal before them. He gave a brief background about the EDAAB and noted that EDAAB was well supported by the City Council. The EDAAB was dedicated to bringing quality economic development to Lino Lakes. Mr. Wessel briefly explained that he is a resident of Lino Lakes and felt his background in business would be helpful to getting an economic development program for the City going. He noted the unique environment of the City and expressed a desire to protect it. Mr. Wessel also briefly gave some background about the EDAAB and again noted that he felt that he had the full support of the City Council. Mr. Wessel explained that the Comprehensive Plan was adopted by the City Council and provides a basis for establishing commercial/industrial development. An interchange study was completed in 1991 involving both intersections of I35W/Lake Drive and I35E/Main Street. After the study was completed the City purchased the former Lino Industrial Park and incorporated it into the Apollo Business Park which now contains about 100 acres. Both public and private ownership of land is incorporated into the Business Park. The City adopted five (5) Tax Increment Financing (TIF) districts prior to 1990. To date the only construction in any of the districts has been Apollo Drive in the Apollo Business Center. The life of each TIF district is limited and already three (3) years have expired in each district. Mr. Wessel noted that TIF creates an incentive for quality business in Lino Lakes. Mr. Wessel read the mission statement developed by the EDAAB. He noted that the underlying objective of the EDAAB is to generate commercial/industrial taxes to relieve residential taxes. Mr. Gorowsky used the overhead projector and provided information regarding how Lino Lakes taxes compare to neighboring communities. He noted that of the 95 metro communities, Lino Lakes has the 10th highest tax rate. The purpose of the Charter amendment proposal is to attract commercial/industrial development to help reduce the tax base and relieve the tax burden of homeowners. One (1) of the charts showed that Lino Lakes spends less that the average of 41 of PAGE 2 the metro cities of similar size and population indicating that City spending is not out of "whack" on a per person basis. Mr. Gorowsky noted that the figures used in his presentation come from Anoka County and the Minnesota Tax Payers Association. Mr. Wessel noted that quality education is important to a growing community and introduced Mr. Tester who outlined how Centennial School district has grown in enrollment and is projected to enroll about 6400 plus students by the year 2000. He noted that 20% of the cost of operating the school district depends directly upon the property tax base. The balance of the cost is supported by state aids. Mr. Tester explained that a stronger tax base means that the homeowner will pay less in taxes. Mr. Tester noted the legislature is looking at changing the 20%/80% balance because of recent Supreme Court rulings. The change will not favor the Centennial School District or the tax payers in that district. Mr. Tester also noted that he is in the process of putting together another facilities study committee to look at additional facilities. He asked if anyone was interested in serving on this committee to contact the Superintendent of Schools. Mr. Wessel showed some slides showing what commercial/industrial businesses look for in making their decision to locate in a particular area. He noted that Lino Lakes has over 1000 acres of land zoned commercial/industrial. Much of the land is wetland. However, the areas are easily accessible because of the I35E and I35W interchanges and the improved local roads. Mr. Wessel outlined the promotional plan of the EDAAB and displayed the new logo. He noted that an advertising plan is being developed to secure new businesses and a plan is in place to support the existing business. Mr. Wessel noted that the Charter amendment proposal came about because the EDAAB conscientiously decided to focus on the three (3) major commercial/industrial areas of the City. The concern is that the City Charter lessens the ability to respond quickly to provide utility services and assessments for the utilities. Mr. Wessel explained that 18 homeowners occupy some of the parcels in the three (3) areas affected by the proposal. The EDAAB and Charter Commission are wrestling with the question of what to do with these homeowners. This problem will be discussed at the Charter Commission meeting on Wednesday, September 15, 1993 . Mr. Wessel said Lino Lakes is a unique community and development is inevitable. Lino Lakes is in the next ring of communities to develop. The City is projected to have a population in excess of 30, 000 and there is a need for a well balanced tax base. The PAGE 3 intent of the EDAAB is to allow quality development to happen sooner rather than later. Mr. Peskar presented a brief description of the purpose of the League of Minnesota Cities. He also briefly explained the purpose of special assessments. He noted that special assessment can be used only when there is a demonstrated need. He also noted that people pay more attention to the improvements when they have to pay a portion of the costs. Mr. Peskar explained that assessment provide a flexible source of revenue and allows government to make improvements without building up a fund ahead of time. The disadvantages of assessments were also outlined. He also noted that the courts have built in a system of protection under State Statute 429 in specifying that the assessment cannot exceed the value increase in property value and government cannot run wild. Mr. Peskar used the overhead projector and compared the Lino Lakes City Charter to Chapter 429. Mr. Smith again noted that the Charter Commissions proposal is to change three (3) areas in Lino Lakes. Mr. Gontarek explained the process for taking public input. He asked that questions be specific and directed toward the proposed Charter changes only. Amy Donlin, 6100 Centerville Road - Mrs. Donlin noted that TIF is very complicated and noted that it is not being used as much because it has been abused for personal gain. She said she was worried that this could happen in Lino Lakes. Mr. Schumacher explained that TIF has not been abused by businesses but sometimes communities used TIF where it was not appropriate. Mr. Gontarek explained that TIF is a different subject and comments should pertain to the proposed Charter amendment. Gerald Clausen, 6109 Baldwin Lake Road - Mr. Clausen asked why the City wants to change the status of the three (3) areas. Mr. Wessel explained that it would create an opportunity to operate in the commercial/industrial zoned areas. He noted that it is very difficult to act quickly with the current Charter restrictions. The change would allow Lino Lakes to become competitive with surrounding communities. The change would create an atmosphere of being responsive to economic development opportunities within the commercial/industrial districts only. It would help to create a time line for potential commercial/industrial developers. Jon Tennesen, 126 Egret Lane - Mr. Tennesen said his property has been in a TIF district for six (6) years and wanted to know where this money is going. He noted that none of his taxes go to the city, county or the school district. He asked, "where is it?" Mr. Gontarek briefly explained how TIF operates and noted that all the PAGE 4 money collected in a particular area must go back to that area. If development does not happen, the money is returned to the tax payers. The city has an account for each district and must account for all the receipts from taxes and all the expenses involved with each district. Mr. Tennesen asked if there would be special assessments in his area. It was explained that his property has already been assessed and there are no proposed additional assessments for any resident outside of the three (3) areas shown on the map. John Pitzel, 6715 Partridge Place - Mr. Pitzel asked why the EDAAB is pushing the change. Mr. Smith explained that the proposal was brought to the Charter Commission and the Commission was almost evenly split as to whether or not to support the change. The public meeting was called to gather public input regarding the proposed change. Mr. Smith noted that if the Charter is not changed, all of the plans developed by the EDAAB will be for nothing. The Charter petition requirements slow the approval process through the Planning and Zoning Board and the City Council to approximately 180 days. Any business considering locating in Lino Lakes will go on to the next neighboring city and get its approval and be well into construction before any approval could be give in Lino Lakes. A shorter time period is needed to become competitive for businesses that are looking to relocate and new businesses just starting. Mark Westling, 947 Lois Lane - Mr. Westling asked if it was possible to speed up the process without changing the Charter so that the three (3) areas would not have to come under the Chapter 429 process. This question was not answered. Gentleman (name inaudible) , Vicky Lane - Is the change for the specific three (3) areas and once they are 429 can other areas be changed to 429. Mr. Peskar said no, however it may be easier to add other areas at a later date. Mr. Smith explained that the proposal to change the three (3) specific areas would include the exact legal description of the areas. If there was a proposal to change another area to be subject to 429, that proposal would have to come to the Charter Commission for approval. Raymond Stadum, 663 Andall Street - Mr. Stadum asked if the opinion on the Charter Commission is split on this matter, why has someone not expressed an opposing opinion. Mike Wells, 7200 Snow Owl Lane - Mr. Wells asked what the disagreement is? Ina Liljedahl, 726 Vicky Lane - Ms. Liljedahl said it could be a problem for everyone if the Charter Commission takes away the right PAGE 5 to petition from some citizens. She gave a brief background on how and why the Charter came to be. She explained that the Charter gives all landowners the right to petition according to the needs of their property. She said she did not care if the proposal only involves 18 homeowners. She said she was not against business development or progress but wanted to be aware of the needs of the citizens when these changes are made. She expressed the need to promote within the community not be dictated to. She noted the question, "could some of the time frames in the Charter be changed?" She said this could be done, however the only proposal is to eliminate Chapter 8 in certain sections of the City. She felt changes could happen without taking away some citizens right. Mr. Carlson, Hokah Drive - Mr. Carlson said he has heard a lot of advantages to changing the Charter but felt concerned because the proposal seems vague. He noted that the speakers implied that everyone will be helped, however he felt this will never happen. Mr. Carlson asked what incentives were being made to attract businesses. Mr. Gontarek explained that he would have to attend the City Council meetings to get this information. Mr. Carlson said that the City may be trying to attract new businesses but has not considered other implications in the short run. Tom Mesich, 7065 Rice Lake Lane - Mr. Mesich felt that the City was requesting the Charter change because they had tried to force assessments in his area and had been turned down. Mr. Wessel explained that the City is looking at only changing the three (3) areas where they are trying to attract new business. He noted that potential businesses also know the City Charter and they also know that they can turn down assessments. Mr. Schneider explained that in the 49/Lake Drive improvement area, there is only one (1) landowner and the only person who will benefit and can be assessed. There has been no attempt to assess this property because the City knows that the owner can turn the assessments down. Mr. Schneider explained that in the area of the Apollo Business Park, the improvements are already under construction and every landowner that petitioned against the assessments will not be assessed. However, the process to get a new business into the area is too long and the prospective business goes to another community because they can be in operation in a much shorter period. Eileen Couture, 6973 Lakeview Drive - Ms. Couture said she had heard that there were many existing farms in the I35E/Main Street portion of the proposal and felt that they would be forced to sell their property. Mr. Wessel explained that there are some farms and it is difficult because the entire area is zoned for commercial/industrial use. Mr. Gontarek told Ms. Couture to refer to the Comprehensive Land Use Plan. PAGE 6 Kerry Ostergren, 6900 Black Duck Drive - Ms. Ostergren asked to hear Mr. Smith's opinion regarding the proposed Charter change. Mr. Smith explained that the Charter worked great in his area and stopped some proposed improvements. He noted that his business is located in a neighboring community and that city operates under the 429 State Statutes. When he approached that city, the process of getting under construction took less than 90 days. He noted that some businesses move because their leases have expired and they need to move fast. This cannot happen in Lino Lakes. Mr. Smith explained his involvement with City government during the 19801s. He noted his concern for the 18 or 19 residents that would be affected by the proposed Charter change. He felt that this problem will be the focus of the Charter Commission meeting on Wednesday evening. Steve McDonald, 336 Carl Street - How long will it take to get businesses in the Apollo Business Park. Mr. Wessel explained that not until the end of 1994 . There is a business that is very serious about the Business Park and it is conceivable that they could be located there by the end of the year. He noted that in most cases it will take another four (4) to six (6) months after the business has selected the site. Mr. McDonald noted that the City got the Apollo Business Park without any Charter changes. Mr. Wessel explained that Lino Lakes is competing with surrounding communities for the business and Lino Lakes looses when the process takes an additional four (4) months to a year and one half. Mr. Gontarek said that there is no disagreement about attracting quality commercial/industrial business, however the problem is the length of the process. The Charter change would expedite the process and the City would be able to compete for quality development. Mr. Gontarek did express concern for the 18 homeowners who would be affected. Lady in the audience - The lady said she understood the difference and that people would be affected. She asked if under 429, would the residents have the right to give input. Mr. Peskar explained that there is no petitioning process under 429. However, the landowner can go to the court and stop an improvement if the cost is not spread equally among the benefitted property owners or if the assessment is larger than the benefit to the property. Mr. Peskar also noted that the Charter petition process allows all landowners to petition regardless of how much property they own. Joe Kaim, 6323 Deerwood Lane - Mr. Kaim asked if the Charter amendment is adopted, how will that affect my tax base. Mr. Tester explained that currently Lino Lakes residents pay more taxes on equally valued property than surrounding communities. If commercial/industrial development were allowed to happen, the tax PAGE 7 base would be shifted. Mr. Tester also explained that the tax burden has been shifted to the lower value homes by the state legislature. Mr. Kaim asked who will see that his taxes go down and that the City government does not spend more? Sally Kuether, 7080 Rice Lake Lane - Ms. Kuether said that no one is promising that taxes will go down but they will stabilize and not go up. Mr. Smith said that the intent is to shift the tax burden from the residential property to the commercial/industrial property. He also noted that the three (3) areas being discussed are located on the major highways and commercial traffic will not be coming into the neighborhoods. Jerry Hanson, 1178 Main Street - Mr. Hanson said he was confused and asked if there was a specific change being proposed and what is the exact language? Mr. Wessel said that the exact language is not yet drafted but he will have this information for the meeting tomorrow. The intent of the public meeting was to provide general information. Arlene Averbeck, 7855 Lake Drive - Ms. Averbeck asked in regard to the 49/Lake Drive intersection improvement with the present Charter provisions he can "opt" out of the assessment. What makes him pay under Chapter 429? Mr. Schneider explained that one (1) property owner owns the entire portion of the intersection and can petition against the assessment under the City Charter provisions. However, under Chapter 429 he would be assessed his fair share. This is a $1,800, 000. 00 project. The State has pledged $800, 000. 00, the County has pledged $500, 000. 00 and the City must pay the balance of $500, 000.00. The Charter does not allow the City to take this from general taxes and also allows the property owner to "opt" out of the assessment. Where is the City going to get the money to pay its portion of the improvement? A gentleman asked if a bond could be sold. Mr. Schneider explained that bonds cannot not be sold without a method to repay them and where is that money going to come from if it cannot come from general taxes or from assessments? Mark Rehbein, 7545 Patti Drive - Mr. Rehbein asked what the Mayor's position on the matter is. Mayor Reinert was not in the audience. Joe Kaim, 6324 Deerwood Lane - Mr. Kaim asked if the assessment could be due over a period of time and added to the property taxes? He also asked if the assessment was limited to the amount of increase in property value. Mr. Peskar said yes to both questions and this is essentially the same process as under State Statute 429. PAGE 8 Mr. Kaim asked a question regarding whether the City could increase the mill rate and not increase taxes because property values are also increasing. Mr. Peskar said no, the courts would look at the private appraisals without improvements and then appraisals with improvements. Rosemary Storberg, 6978 Lake Drive - Asked if this proposal could be put on the November ballot so that the citizens could vote on the matter. She also asked if there is any record indicating that changing the Charter in this matter would void the entire Charter. Mr. Smith explained that there are several ways to amend the Charter and the Charter Commission is proposing to use the method of recommending a change to the City Council and then they would pass an ordinance enacting the Charter amendment. There would be a waiting period prior to the ordinance becoming effective and during this period of time the citizens could present a petition requesting a referendum. A second method of amending the Charter is to directly put the proposal to the voters and bypass the City Council. Mr. Peskar answered the question regarding voiding the City Charter. He noted that under Minnesota law, a home rule charter or city council can pass any legislation of a local nature that the legislature can pass. The legislature has the power to classify property and so does the home rule charter. Mr. Gontarek noted that this matter should be addressed in the Charter by-laws. Bob King, 198 Maryy Street - Mr. King asked how the Council Members felt about the proposal. John Bergeson, 6996 West Shadow Lake Drive - Mr. Bergeson explained that he supported the change. He noted that property taxes are higher than they should be and to moderate them, commercial/industrial development must be encouraged. He also noted the need to be competitive for this development. A prospective business looks at the process in Lino Lakes and then looks at the process in adjoining communities. There is no question that Lino Lakes has a longer more costly process. This amendment would facilitate attracting business to Lino Lakes. Ms. Kuether explained that she has not made a decision regarding the matter, however economic development is needed and she felt the need to support the EDAAB. Ms. Kuether also expressed the need to protect the 18 homeowners in the three (3) areas affected by the proposal. Mike Welch, 7164 Whippoorwill - Mr. Welch asked what communities are using Chapter 429? Mr. Peskar explained only one (1) community in the north metro area uses their Charter, and explained that most home rule charter communities use Chapter 429. PAGE 9 Ben Benson, 6666 East Shadow Lake Drive - Noted that he was a member of the original charter commission and gave a brief background of that matter. He said concern has been expressed for the 18 landowners who are directly impacted by the proposal but asked that the 140+ families represented here tonight be considered. Mr. Benson noted that the City Council had appointed an Economic Director to research and bring commercial development to the City and he should be heard rather than "picked on" . He said that the citizens should listen and learn and possibly there is a compromise because apparently the City is not ready to adopt State Statute 429. Businesses need utilities and not ready to gamble on whether or not they will be available when they are ready to move in. They want the City to gamble. Mr. Benson suggested that if the citizens want specific questions answered regarding the proposal they should attend the meeting tomorrow evening. Mike Stanton, 1157 Main Street - Mr. Stanton referred to the west central trunk improvement of several years ago near and around St. Joseph Catholic Church. He said the Church held several meetings on the subject and were forced to sell some of their property. He also noted that the proposal was to put the sewer through the cemetery. Mr. Stanton asked if the Charter proposal is adopted what is going to protect the farmers. Mr. Peskar noted that if the land is actually farmed, it is protected because it is classified as "green acres" and cannot be assessed until it is sold or taken out of "green acres". Mr. Peskar explained that burial grounds are protected from assessment by state statute. Beverly Landers, 7181 Sunrise Drive - Ms. Landers said that the residents were lied to regarding the west central improvement. Kerry Ostergren, 6900 Black Duck Drive - Ms. Ostergren noted that over 50% of the citizens in Lino Lakes live in areas where there are sewer and water improvements. She asked why 14 of the 15 Charter Commission members do not live in these areas. She felt this was not a fair representation? Ms. Ostergren asked why voters do not have a voice on who represents them on the Charter Commission. Mr. Smith explained that the process of appointment is by an Anoka County judge. Mr. Clausen said that if a business wants to come to Lino Lakes they should "put their money up front" and pay for sewer and water services and not have the citizens pay for them. He noted areas where farmers were forced to sell their property. Mr. Smith explained that there are ways for the City Council to help accommodate the local citizens and noted how this was done in Vadnais Heights. Jon Tenneson, 126 Egret - Mr. Tenneson noted that there is only one (1) landowner in the 49/Lake Drive area and under the City Charter if he does not want to be assessed he can petition out of the assessment. Can he be assessed if that area is changed for State PAGE 10 Statute 429? The answer was yes. Mr. Tenneson asked if this landowner was holding up the re-alignment of 49/Lake Drive and the answer was yes. Ms. Donlin said she did not see why developers cannot wait and go through the process instead of changing the regulations we have put in place to protect ourselves. She was told that they will go some place else rather than wait. Tim Lehn, 6781 East Shadow Lake Drive - Mr. Lehn said he did not own his own business but did understand commerce and what it takes to bring businesses into an area and knew that they would go someplace else if they have to wait. He also explained that the 49/Lake Drive intersection must be re-aligned to save lives. In the process the landowner will have a more valuable piece of property. He felt the process could be changed to require him to pay his fair share of the costs. He noted that the landowner cannot be assessed more than the increase in the value of his property. Gentleman in the audience - Under the present Charter system, if a majority of the landowners vote for the improvement, what happens to the person who does not want the improvement? Mr. Peskar explained that he will be assessed his fair share and he has the same protection as anyone else under State Statute 429. He can argue that the assessment is not spread fairly or that the amount exceeds the increase in his market value. Mr. Stadum noted that Lino Lakes is unique and we are distinguished from the neighbors in that our neighborhoods are micro settlements. He asked if the Charter is changed and State Statute 429 is adopted for the three (3) specific areas, who does this empower? Mr. Peskar explained that the Charter empowers the citizens more that the State Statutes. He said the question is what is the result of that empowerment if you want to use special assessments to finance improvements? This is a value judgement. Darrell Phillips, 158 Maryy Street - Mr. Phillips said that the landowner is not the reason for the delay in the 49/Lake Drive project. He said it was the City, County and State. Mr. Schumacher explained that method of funding the re-alignment noting that the State and County have approved their funding. However, Lino Lakes must pay its share. The City must sell bonds to fund the City portion of the improvement and the City cannot use taxes to repay the bonds. Mr. Phillips again said that it is the State, County and City holding up the re-alignment. Mr. Schumacher explained that this is not true, the design, plans and specifications have all been completed and approved. Only the Lino Lakes portion of the funding is not settled. PAGE 11 Mr. Mesich explained that he is a member of the Planning and Zoning Board and is still living in Lino Lakes because of the City Charter. He said the City tried to push sewer and water down his street and some of his neighbors did move. The Charter protected the rights of the citizens living on the street. He noted that the Charter protects those living in Lino Lakes not those who may be moving in. He noted that the Planning and Zoning Board is doing all that they can to attract new business and made additional comments regarding Andy Gibas. Mark Walmsley, 6978 Black Duck Drive - Mr. Walmsley said he did not want the Charter to work toward just pleasing the vocal citizens at this meeting. He asked that the Charter Commission not just listen to the people who are yelling. Ms. Storberg noted that several years ago an asphalt company wanted to relocate in Lino Lakes. The City Council did not approve the plans at that time however, if the City Council wanted that business in town, there is no one who could say no. Mr. Fred Chase, past chairman of the Planning and Zoning Board said that it is not correct to say that any business can come in regardless of whether or not there is sewer and water. However, the higher taxed businesses need sewer. The area of I35E/Main Street cannot get sewer because of the City Charter and this area will sit vacant. He noted that a training center will be starting construction in a few weeks and they are taking up 40 acres. The presence of sewer and water utilities would generate much more of a tax base. He also noted that if the City allows the land to be used by lower tax based businesses because there is no sewer and water, that area may remain unproductive on a tax basis for 30 or 40 years. Worse yet it could remain vacant. Mr. Chase also noted that if the City Council and the Planning and Zoning Board wanted the asphalt plant, the citizens could not stop it. A gentleman from the audience said that the Charter Commission has said that we cannot bring in businesses because we do not have sewer and assessments are needed to bring in sewer. He said he thought the whole idea was to assess the businesses that are coming in and not charge the residents already here. Mr. Chase said that when a facility is coming, there may be improvements built that would benefit more properties than the business that is coming. Therefore, to build the services initially, assessments are needed and you assess all those who benefit. Mr. Gontarek wrapped up the audience input section of the meeting and thank the Charter Commission for presenting the information this evening. Mr. Smith thank all persons contributing to the presentation and also thanked the audience. The meeting adjourned at 10: 00 P.M. PAGE 12 Marilyn G. Anderson, Clerk-Treasurer, City of Lino Lakes PAGE 13