01/14/2026 PZ Combined Packet - Laserfiche WebLink

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Pine Oaks Concept Plan Submittal INTRODUCTION M/I Homes of Minneapolis/St. Paul, LLC (M/I Homes) is submitting an application for a concept plan for a Planned Unit Development (PUD) for land to the northeast of Natures Refuge North. The concept plan proposes 82 lots on an approximately 75.42-acre site. ABOUT M/I HOMES M/I Homes has been in business for almost 50 years and has built over 150,000 homes in 17 markets within the United States. We entered the Twin Cities Market in 2015 by purchasing Hans Hagen Homes. Hans Hagen Homes was founded over 50 years ago and was one of the largest and oldest home builders in the Minneapolis market. HISTORY OF DEVELOPMENT/REASON FOR STREET VACATION The property was originally platted into 49 lots in 1980 but was never developed and has remained vacant and heavily wooded with wetlands. The layout of the existing plat shows little regard for wetland impacts, as a number of lots are mostly or totally encumbered by wetlands, and so the plan is virtually undevelopable with current rules that have been adopted since the plat was recorded. As such, we will be requesting vacation of the streets and easements on the plat with submittal of the preliminary plat and Planned Unit Development (PUD) application. This would result in 49 lots with vacated streets, which would be referenced with a new plat dedication. We will dedicate easements over existing streets so that access to the parcel may be maintained. PLANNED UNIT DEVELOPMENT We have seen a great demand for villa homes on smaller lots with main-level living with association- maintained yards and snow removal with our Natures Refuge North development. As such, we are proposing the same type of home in this development and requesting similar flexibilities. The City of Lino Lakes allows for development through a PUD if it results in public benefit as outlined in the ’s PUD ordinance. We believe this proposed development provides the following public benefits: Addressing growing demands for all styles of economic expansion, greater variety in lot size, configuration, home type, design, enhanced architectural standards, and siting of structures through the conservation and more efficient use of land in such developments. Preservation and enhancement of desirable site characteristics such as wildlife habitat, unique natural resources, existing vegetation, natural topography, geologic features and reduction of negative impacts on the environment. Provision of a housing type or target housing price that is desirable to the city. o The main-level villa homes that have association-maintained yards and snow removal are popular with our senior buyers or anyone looking for a more carefree living lifestyle. This type of housing is not commonly found in the City of Lino Lakes. The smaller lots make it possible to offer association-maintained yards, as it is not viable for an association to maintain a larger lot. The configuration of the lots, as well as keeping the homes all slab-on-grade, works to preserve as many wetlands, trees and rare plants as possible and avoids a gas line easement that spans the site diagonally. Other public benefits and values as recognized in the city's Comprehensive Plan. o The first goal outlined in the City’s Sanitary Sewer Chapter of its Comprehensive Plan is to serve the city’s residents and businesses with an affordable and safe sanitary sewer. A policy developed from this goal is to provide for the capacity and extension of sanitary sewer to Page 1