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HomeMy WebLinkAbout1981 04-09 PCM MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA REGULAR SESSION APRIL 9 , 1981 CITY HALL CALL TO ORDER The Planning Commission met in regular session and was called to order by Chairman William Hawes at 7: 36 p.m. ROLL CALL Chairman William Hawes, Commissioners Molly Malecki, Richard Theis, Nancy Manson, George Lucht, Mary Simmons and Lowell Ainas. Also present were Director of Planning and Inspections Ronald Warren, Assistant City Engineer James Grube, Building Official Will Dahn and Planning Assistant Gary Shallcross. APPROVAL OF MINUTES - March 12 , 1981 Motion by Commissioner Malecki seconded by Commissioner Lucht to approve the minutes of the March 12, 1981 meeting. Voting in favor: Chairman Hawes, Commissioners Malecki, Lucht, Manson and Ainas. Voting against: none. Not voting: Commissioners Theis and Simmons as they were not at that meeting. The motion passed. APPLICATION NO. 81019 (Hussman Investment Company) Following the Chairman' s explanation, the Secretary introduced the first item of business, a request to rezone from Rl, to R3 the land between 69th and 70th Avenues North and west of Columbus Village Apartments and east of the City Maintenance Annex at Dupont and 69th T• .a /`1 f. �Y/ J-• � C 1 _ t -I--Avenue- -Fo-y;-tFi,s —y Y . ..: 411 t:- :Y-CL.11 reYc�rL ���� rldi1111.11y l.VllLLllt�S1V11 1111.VtuicaL.i...lt .�aacct: Lvi r�Z.t.i:«.,ua.:ivaa No. 81019 attached) . The Secretary also briefly explained what uses can be permitted in the R3 zone. He also pointed out the area in the proposed Comprehensive Plan which is designated for mid-density residential development in the future. He also noted that the current Comprehensive Plan does not make specific reference to this property. He then reviewed a conceptual development plan for 11 townhouse units utilizing tuck-under garages for the two lots owned by the applicant. Chairman Hawes inquired what improvements would be made to 70th Avenue North. The Secretary explained that 70th Avenue North is not totally improved in the area west of Camden Avenue to Bryant Avenue extended. The 'Assistant City Engineer stated that 70th Avenue west of Columbus Village Apartments would be improved and that the road- way might continue westward to Dupont or south to 69th. He stated that various options have been given some very preliminary consider- ation, but that no petition for the street has been submitted. In response to a question from Chairman Hawes regarding the private drive to serve the proposed townhouse development, the Secretary stated that a formal site plan application has not been submitted and that the drawings submitted are a concept only. 4-9-81 -1- Commissioner Theis asked whether any comments have been received from the other property owners whose land is affected by the rezoning. The Secretary answered,that no comment had been received. Commissioner Malecki asked what restrictions would be placed on the R1 property remaining. The Secretary answered that there would be no restriction on the R1 property, but that if it were rezoned to R3, the single . family dwellings would become nonconforming. Chairman Hawes then called on the applicant to speak. Mr. Russell Fierst, a representative of Hussman Investment Company, explained that the owner bought the property four or five years ago and approached the City for a building permit in 1978. He was told at that time, Mr. Fierst continued, that it would be a better utilization of the land if it were rezoned to R3 for townhouse development. He stated that the owner is now seeking the rezoning in light of the proposed Comprehensive Plan which calls for R3 development in the area of 70th Avenue North and Bryant Avenue North extended. y Commissioner Simmons asked why the entire area between 70th and 69th Avenues would have to be rezoned when the proposed Comprehensive Plan refers only to the north half of that area. Mr. Fierst responded that the owner wished to avoid "spot zoning, " but really does not care' as long as his property gets rezoned. Chairman Hawes asked how the townhouse market is in Brooklyn Center. The Secretary answered that the new units constructed at Logan Avenue and 58th Avenue are sold, but that the quad home on Humboldt Avenue North has not sold well. He suggested that the success of a townhouse develop- ment would depend on the area. The Secretary clarified that the City would not deny Hussman Investment Company a building permit for a single family dwelling, but that the road would have to be extended to provide access to the property. Mr. Fierst repeated his statement - - i-L.i±. tv 4(• _4.•�► l•wll.0 J. 111 1J-�V _ Ai..xiuV u.-- -.R3 1.-e;..)v.QU G... �p. .".�- better use of the property. Commissioner Malecki asked Mr r'ierst whether he had discussed the rezoning with any of the neighbors. Mr. Fierst responded that he had discussed the matter with the neighbors, but that they are opposed to rezoning. PUBLIC HEARING Chairman Hawes then opened the meeting for a public hearing. Mrs. Melba Evanson of 800-69th Avenue North, spoke in opposition to the rezoning. Quoting Section 35-208 of the City ordinances, she labeled the proposal as "spot zoning" and -asserted that it does not meet the guidelines established for evaluating rezonings. She stated that Mr. Fierst had inquired whether she was interested in selling the northern portion of her property. She stated she was not interested in selling. She also accused the applicant of trying to rezone the property of people who are opposed to the rezoning. Chairman Hawes asked Mrs. Evanson whether she would be opposed to rezoning the northern part of her property in accordance with the proposed Comprehensive Plan. Mrs. Evanson stated that she would be opposed and asked whether the Comprehensive Plan has been changed just to help the applicant. Chairman Hawes answered that the up- dated Comprehensive Plan is mandated by law and must be reviewed by the Metropolitan Council. He stated that currently the City is operating under the 1966 Comprehensive Plan. Chairman Hawes asked whether she would be opposed to the rezoning of any area in that neighborhood. Mrs. Evanson answered that, as of now, she is opposed to any rezoning: 4-9-81 -2- Mr. Joe Roche, of 816-69th Avenue North, also stated his opposition to the rezoning. He stated that he opposed the rezoning of any land to R3. He questioned how many units could be placed on the property and pointed out that the development would bring in kids who would run through their yards. He added that the Lanes' of 824-69th Avenue North had also stated their opposition to the rezoning. Commissioner Simmons asked Mr. Roche how his property was affected by the R4 development to the east. Mr. Roche answered that since he is separated by other properties, he is not directly affected, but added that he had fought the rezoning to the R4 classification years ago. Commissioner Simmons noted the opposition to children from the townhouses. Mr. Roche stated that he did not dislike kids , but that a townhouse development does not seem like a complimentary use in that area. Mr. Fierst showed the Planning Commission a conceptual drawing for 11 townhouse units with tuckunder garages. He stated that with the credit for tuckunder garages the property could support 11.77 units under the R3 zoning. He explained that the private roadway leading into the- development would be maintained by the Homeowners Associa- tion. Mr. Fierst stated that there is considerable demand in Brook- lyn Center because of the older families that no longer have children and do not wish to keep up a single family home and because of young families starting out that cannot afford a detached dwelling. He stated that his proposed rezoning goes along with the proposed Com- prehensive Plan. Commissioner Simmons asked how the other property owners felt regarding the rezoning. Mr. Roche stated there are only four property owners in the area and that all are opposed. The Secretary asked Mr. Fierst to clarify just what area is to be rezoned. Mr. Fierst stated that his preference would be to rezone the area described-- in his application, but would modify it to in- clude only the area indicated in the proposed Comprehensive Plan, the north half of the property between 69th and 70th Avenues North, east of the City Maintenance Annex. CLOSE PUBLIC HEARING Motion by Commissioner Malecki seconded by Commissioner Lucht to close the public hearing. The motion passed unanimously. ACTION TABLING APPLICATION NO. 81019 (Hussman Investment Company) Following further discussion, there was a motion by Commissioner Malecki seconded by Commissioner Manson to table Application No. 81019 and refer the application to the Northeast Neighborhood Ad- visory Group for review and comment. The motion passed unanimously. APPLICATION NOS. 81020, 81021 and 81022 (Brooklyn Development Company) The Secretary introduced the next item of business , a request to rezone 5.6 acres of land at Xerxes Avenue and Shingle Creek Parkway from R3 to Cl. Applications for preliminary plat and site and build- ing approval also accompany this application. The Secretary re- viewed the contents of the staff report for the rezoning request (See Planning Commission Information Sheet for Application No. 81022 attached) . Chairman Hawes asked whether the new' Comprehensive Plan would have to be revised prior to approving any rezoning. The Secretary answered 4-9-81 -3- that such a change would not be needed before the approval. He added that the applicant is following the City Council direction given upon the denial of Application No. 79023. Chairman Hawes then called on the applicant to speak. Mr. Al Beisner, representing Brooklyn Development Company, explained that one of the reasons the previous rezoning request to I-1 was denied was because the City Council felt that townhouses would not sell if an I-1 devel- opment were initiated first. He pointed out that the Cl zone allows a number of I-1 uses. The Secretary clarified that the Cl zone does not allow industrial uses, but does allow some types of service/office uses that are also allowed in the I-1 zone. Mr. Beisner stated that he was concerned about the success of the townhouse project and about the appearance of the unit. He stated that he wanted the entire development to be completed. He stated that the proposal consists of 60 two bedroom and 40 three bedroom townhouses that will not be built with any government subsidy. He stated that the proposal seemed to satisfy everybodv about 75%, and was., therefore, . a good compromise. The Secretary acknowledged that the rezoning application could' be pursued by itself, but that the City has expressed its desire to see the townhouse development proceed before development at the in- tersection of Shingle Creek Parkway and Xerxes Avenue North. In answer to a question from Chairman Hawes regarding the possible - market for the townhouses, Mr. Beisner stated that he is already getting phone calls. He explained that the development would pro- ceed in phases and added that he felt that 50% of the residents would be people who worked in the Industrial Park. In answer to a question from Commissioner Theis regarding screening, Mr. Beisner stated that 4 ' to 61 berms are proposed along the west- erly side of the townhouse development. In addition, he stated, there would be decorative trees planted along the westerly area, tall enough to provide effective screening, but still fit under the power lines. Commissioner Simmons asked why the Earle Brown Patio Homes develop- ment had failed. Mr. Beisner answered that all of the units in that complex are occupied and that in 1972, people had not really caught on to townhouses. Following that time, there was a real estate re- cession, he stated. He also explained that the owner of the property, Mr. Cy Sheehy, of Sheehy Construction, is an industrial and commercial builder and has little interest in building townhouses. In answer to a question from Commissioner Theis, Mr. Beisner explained that the townhouse development would allow for various options to be added to each townhouse unit adding to the base price of just under $60 ,000.00. PUBLIC HEARING Chairman Hawes then opened the meeting for a public hearing. Mr. Ed Dilly of 6845 York Place stated that he was in favor of the devel- opment, but would like to be notified of any neighborhood meetings. The Secretary explained that the Northwest Neighborhood Advisory 4-9-81 -4- rT Group is a formal group established by the City Council to review rezonings and that this is a separate group from an informal neigh- borhood group which Mr. Beisner has met with regarding this appli-- cation. He added that he would send Mr. Dilly a notice of the Neighborhood Advisory Group meeting. CLOSE PUBLIC HEARING Chairman Hawes asked whether there were any other people present to comment on the application. There being none, there was a motion by Commissioner Malecki seconded by Commissioner Theis to close the public hearing. The motion passed unanimously. ACTION TABLING APPLICATION NOS. 81020 and 81021 (Brooklyn Development Company) Motion by Commissioner Lucht seconded by Commissioner Theis to table Application Nos. 81020 and 81021 until further information is provided and staff have time to review submitted plans. The motion passed unanimously. ACTION TABLING APPLICATION NO. 81022 (Brooklyn Development Company) Motion by Commissioner Theis seconded by Commissioner Lucht to table Application No. 81022 and refer the rezoning request to the Northwest Neighborhood Advisory Group for review and comment. The motion passed unanimously. RECESS The Planning Commission recessed at .9 : 15 p.m. and resumed at 9 : 39 p.m. APPLICATION NO. 81023 (Car X) The Secretary introduced the next item of business , a request for 4it and u: i. 9 '..^i .�.::'� .-r.. r. _ i- _..-. ___1 -.. ..i.,...s._ ..a and g r- r--- -- -. -- - -- -- ----- --� - - a five stall Car X Mutrier bnop at bUlU broox.i.yn bouievara. -rne Secretary reviewed- the contents of the staff report (See Planning Commission Information Sheet for Application No. 81023 attached) . He also noted that the sod limit shown on the plan should be moved to the south edge of the improved area. In answer to a question from Commissioner Theis, the Secretary stated that mechanical equipment would be on the ground and that the ex- terior treatment of the building would be consistent all the way around. He stated that the plans submitted are very similar to those approved in 1979. Mr. Peter Racchini, the architect for the project, stated that there is a serious intent to build the muffler shop this time and that bids are already being prepared for the project. Commissioner Ainas asked whether scrap metal would be placed in the trash container. The applicant responded in the affirmative. In response to a question from Commissioner Theis , the applicant' s son stated that trash will be picked up twice weekly. The Planning Assistant noted that the plans submitted show the trash container on top of a concrete slab above the curb. He stated this has led to problems in the past be- cause trash bins are often left in the parking lot rather than being put back up over the curb. He suggested that the concrete slab for the trash container be on grade with the rest of the parking lot. Mr. Racchini stated that the plans have already been revised to accommodate that recommendation though they have not been submitted. 4-9-81 -5- PUBLIC HEARING Chairman Hawes then, opened the meeting for a public hearing. There being no one present to speak to the application, he called for a motion to close the public hearing. CLOSE PUBLIC HEARING Motion by Commissioner Lucht seconded by Commissioner Malecki to close the public hearing. The motion passed unanimously. Chairman Hawes suggested that an additional condition be added to cover signery. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 81023 (Car X) Motion by Commissioner Lucht seconded by Commissioner Ainas to recommend approval of Application No. 81023, subject to the follow- ing conditions: F 1. Building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 2. Grading, drainage and utility plans are subject to review and approval by the City Engineer prior to the issuance of permits. 3. A performance bond and supporting financial guarantee (in an amount to be determined by the City Manager) shall be submitted to assure completion of approved 'site improvements ►'7'': '1"" !:i flf�. c�r•11i�pnr-U WiL.11 n!. .r,.t4_.0;iea ...i1.�. fire extinguishing system to meet NFPA' Standard No. 13 and shall be connected to a central moni- toring device in accordance with Chapter 5 of the City Ordinances. 5. All outside trash disposal equipment and on ground mechanical equipment shall be appropriately screened from view. 6. B612 curb and gutter shall be provided around all driving and parking areas north of the main entrance drive. Bituminous curb , shall substitute for permanent curb on the south side of the entrance drive for up to three years. ?. The special use permit is issued to the applicant as operator of the facility and is nontransferable. 8. The permit shall be subject to all applicable codes, ordinances and regulations and violation, thereof, shall be grounds for revocation. 9 . An underground irrigation system shall be provided in all landscaped areas to facilitate site maintenance. Installation of the irrigation system and landscaping on the southerly portion of the site proposed for future development may be deferred for up to three years. Additional landscaping will be provided subject 4-9-81 -6- to Planning Commission review. The performance bond will not be released in its entirety until the total' irrigation system and the landscaping is installed. Sod shall be installed in all areas not deferred for permanent improvements. 10. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances. Voting in favor: Chairman Hawes , Commissioners Malecki, Theis , Manson, Lucht, Simmons and Ainas. Voting against: none. The motion passed unanimously. APPLICATION NO. 81024 (Pamela Langren) The Secretary introduced the next item of business , a request for a special use permit to conduct a home beauty shop in the residence at 7243 Grimes Avenue North. He reviewed the contents of the. staff report (See Planning Commission Information Sheet for Application No. 81024 attached) . He added that the Building Official has inspected . the premises since the report was prepared and finds the premises to be in order recommending only that a chemical type fire extin- guisher be placed in the room where the home occupation will be conducted. Chairman Hawes called on the applicant to speak to the application. Mrs. Pamela Langren stated that she planned on working no more than three days per week, but requests more hours in order to have more flexibility. The Secretary asked whether Mrs. Langren had any ob- jection to the stipulation that her home occupation be on an appoint- ment only basis. Mrs. Langren answered that she had no objection to reaui reme^t PUBLIC HEARING Chairman Hawes then opened the meeting for a public hearing. Mr. Tom St. Dennis of 7231 Grimes, inquired as to the restrictions on signs. The Secretary stated that one freestanding sign 2h sq. ft. in size is the maximum amount of signery permitted a home occupation. Mrs. Langren stated there would be no sign in the yard, but that there would be a small sign attached to the house and another sign on the back of the house designating the entrance to the beauty shop. Mr. Westerman of 7225 Grimes Avenue North, questioned whether off- street parking could feasibly be provided on the driveway off of 73rd Avenue North. He pointed out that 73rd Avenue North in that location is only a half street and that the kids in the area could pose a traffic problem for the home occupation. Mrs. Langren stated that she preferred that the customers park in the driveway off 73rd Avenue. Mr. Gordon Jorpeland of 7237 Grimes Avenue North stated that there would be difficulty in parking off 73rd Avenue and off Grimes Avenue. He asked what would happen if people parked on the street. The Secre tary answered that a standard condition for all home occupations is that any parking associated with the home occupation be provided on private property. The Building Official commented that the driveway off Grimes Avenue North had a capacity of possibly four cars and that two cars could park in the driveway off 73rd Avenue. He added that home beauty shops generally generate the least number of complaints with respect to home occupations. 4-9-81 -7- In response to questions from Commissioner Theis, the Building Official stated that there are two garages serving the property, but that he had not parked on the driveway off 73rd. He added that the setback of the garage from the right-of-way plus the boulevard area should provide enough depth for a car to park in the driveway and that the driveway is two cars wide. The Secretary commented to the residents of the neighborhood who were present that home occupations are required to be secondary to the residential use of the premises and added that City staff had not received complaints regarding Mrs. Langren' s current home occup- ation at 6224 Regent Avenue North. CLOSE PUBLIC HEARING Motion by Commissioner Malecki seconded by Commissioner Manson to close the public hearing. The motion passed unanimously. There was then a brief discussion of the hours of operation. ' It was agreed among the Planning Commission and the applicant that the operation could go until 9 : 00 p.m. Monday through Friday, but that there would be no service provided on the weekends. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 81024 (Pamela Langren) Motion by Commissioner Simmons seconded by Commissioner Theis to recommend approval of Application No. 81024, subject to the follow- ing conditions: 1. The permit is issued to the applicant as operator of, the ,facility and is nontransferable. me permit-is suD3ecL zo aii aYPllca. iu QuUe5 , ordinances, and regulations and violation thereof shall be grounds for revocation. 3. A copy of the current State operator's license shall be kept on file with the City. 4. All parking related to the special use shall be off-street on improved space provided by the applicant. 5. The hours of operation shall be Monday through Friday not later than 9 :00 p.m. All customers will be received on an appointment only basis. 6. The operation shall conform to the recommendations of the Building Official's report prior to the issuance of the special use permit. 7. The applicant shall provide a chemical type fire extinguisher within the home beauty shop area prior to the issuance of the special use permit. Voting in favor: Chairman Hawes, Commissioners Malecki, Theis , Manson, Lucht, Simmons and Ainas. Voting against: none. The motion passed. 4-9-81 -8- APPLICATION NO. 81025 (CitX of Brooklyn Center) The Secretary intro duced the last item ot business, an application initiated by the City of Brooklyn Center to replat the land south of I-94 and north of 66th Avenue North between Noble and Brooklyn Boulevard. The Secretary reviewed the contents of the staff report (See Planning Commission Information Sheet for Application No. 81025 attached) . The Secretary also noted that Mr. Charles McKenzie of 4618-66th Avenue North has asked the City to consider vacating Noble Avenue, north of 66th Avenue. He pointed out that the City Engineer has reviewed that request and at present does not see any need for ' the City to retain the Noble Avenue right-of-way north of 66th Avenue. Chairman Hawes asked whether Outlots H and I at the north end of Lee Avenue North would be considered buildable as separate lots. The Secretary answered that those lots could become buildable if they were replatted and combined with neighboring Outlots to form lots meeting the size requirements of the Zoning Ordinance. He added, however, that it would be difficult to build on any such lot because of the drainage easement running through the middle of all the Outlots. PUBLIC HEARING Chairman Hawes then opened the meeting for a public hearing. Mr. McKenzie of 4618-66th Avenue North stated his concern regarding vandalism in Orchard Lane Park and the use of the Noble Avenue dead-end for a lovers lane. He stated that the City Engineer has suggested that the City sod over their half of Noble Avenue north of 66th and that the easterly side of the Noble Avenue right-of-way could be used for access to his property. He stated that he felt this would improve the park by discouraging undesirable behavior. Chairman Hawes asked whether Mr. McKenzie could block off his side of the street. The- Secretary responded that if the City vacates their right-of-way easement over the street, Mr. McKenzie could block off his side. Mr. Don Watschke of 4500-66th Avenue North pointed out that there would be drainage problems with the turnaround at the end of Lee Avenue North and suggested that the right-of-way for Lee Avenue, north of 66th, be vacated as has been proposed for Noble Avenue. The Assistant City Engineer answered that the City would consider the maintenance cost of keeping Lee Avenue, north of 66th, versus the cost of eliminating the street. Mr. McKenzie pointed out that the drainage pipe under the noise wall along the south side of the Freeway is set too high to catch the water draining south of the noise wall. CLOSE PUBLIC HEARING Motion by Conunissioner Manson seconded by Commissioner Malecki to close the public hearing. The motion passed unanimously. Commissioner Lucht asked whether the residents of the area actually wanted to pick up the outlots and attach them. The Assistant City Engineer stated that an interest has been shown by all of the resi- dents in question to pick up the adjacent outlots. Commissioner Theis noted that Outlot 0 is landlocked. The Secretary pointed out that Outlot 0 will be attached to another vacant parcel which has been combined with Lot 10, Block 21 of Northgate Addition. - 4-9-81 -9- ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 81025 (City of Brooklyn Center) Motion by Commissioner Malecki seconded by Commissioner Manson to recommend approval of Application No. 81025 subject to the following conditions: 1. The final plat is subject to approval by the City Engineer. - 2. The final plat is subject to the provisions of Chapter 15 of the City Ordinances. 3. Plat approval authorizes the combining of outlots with other existing parcels without a plat or registered land survey. Building permits for accessory structures proposed for location on outlots will not be issued until verification of the combination has been presented to the Building Official. 4. The plat shall be revised prior to final plat approval so that Outlot A would include the area proposed for Noble Avenue right-of-way (the turnaround area) if the City chooses to .proceed with the vacation of Noble -Avenue, north of 66th Avenue. Voting in favor: Chairman Hawes, Commissioners Malecki, Theis, Manson, Lucht, Simmons and Ainas. The motion passed unanimously. D-SCUSSION ITEMS ---- .____�_u=.1 .r``.,�.�'+a...... ........ �•.a� i .a.uslatitay- \.V1liltlt.7w71V11- t11C UC1:151V11 - V.0 the judge in the Howe Fertilizer case. He stated that the judge had made seven findings in the case: 1. Zoning requirements of the City are reasonable. 2. The temporary building is to be removed within 60 days unless building permits to reconstruct have been obtained; in which case the temporary building would not have to be removed until con- struction is completed on November 1, 1981, whichever occurs first. 3. The City' s revocation of a dynamite license was unreasonable. 4. None of the defendents (City Council Members and Staff) acted in violation of the plaintiff' s civil rights. S. The City' s phase-out ordinance is unreasonable because it did not provide sufficient time for Howe Fertilizer to amortize their investment. 6. Pollution from the Howe Fertilizer plant is within the purview of Brooklyn Center Ordinance 19-101 and Minnesota Statutes 561.01. 4-9-81 -10- 7. The order sets out certain remedies to be followed by Howe and the City to mitigate nuisances and also declares the ammoniating process may not be in operation after 5:00 p.m. and is to be shut down during a "pollution warning" or "temperature in- version". The Secretary added that the reports submitted by Howe Fertilizer regarding their operation cannot be used against them in court. The Secretary stated that he felt that it was important that the City require variances to be approved when the dimensional re- quirements of the Zoning Ordinance cannot be met in the rebuilding of a nonconforming use. He explained that Howe Fertilizer has asked to split up the allowable building area into an addition to the middle building and a smaller new building along the north setback line. He stated that in his opinion this would be accept- able if setbacks are met. . The Secretary next reviewed briefly a potential annexation and de- tachment with the City of Robbinsdale to exchange some of the land around- Ryan Lake. He stated there is very little buildable land in the area that would be transferred to Robbinsdale's jurisdiction. He explained that because of restricted access to the area, it would be far more difficult for Brooklyn Center to provide municipal services to the property as_ opposed to the City of Robbinsdale pro- viding those services. He commented that the Robbinsdale City staff were not interested in annexing the land, but that the Robbinsdale City Council has recently expressed some interest in the exchange. He added that it might also be worthwhile to consider an exchange of some land located south of Twin Lake and northerly of Highway 100, - Commissioner Lucht- commented that the annexation detachment seems to make sense. Commissioner Manson inquired how much tax is collected on the land around Ryan Lake. The Secretary answered that very little tax is collected since the assessed value is placed at only $8,000. 00 for approximately 10 acres. Commissioner Theis stated that whoever the property belongs to, it should be retained as open space. The Secretary stated that whatever services need to be provided in the area, Brooklyn Center will have a difficult time providing it. ADJOURNMENT Motion by Commissioner Lucht seconded by Commissioner Manson to adjourn the meeting of the Planning Commission. The motion passed unanimously. The Planning Commission adjourned at 11:42 p.m. h ix an 4-9-81 -11- 1 1