HomeMy WebLinkAbout09/05/2024 EDAC Combined Packet
ECONOMIC DEVELOPMENT
ADVISORY COMMITTEE
AGENDA
Thursday, September 5, 2024
COMMITTEE MEETING, 8:00 A.M.
Community Room
1. Call to Order and Roll Call
2. Approval of Minutes: August 5, 2024
3. Discussion Items
A. Roers Companies, Land Purchase
B. North Oaks Companies, Wilkinson Waters Planned Unit Development Concept
Plan
C. Updates
4. Adjournment
ADJOURNMENT
DRAFT MINUTES
CITY OF LINO LAKES
ECONOMIC DEVELOPMENT
ADVISORY COMMITTEE
MINUTES
DATE:
August 5, 2024
TIME STARTED: 8:00 a.m.
TIME ENDED: 9:13 a.m.
MEMBERS PRESENT: Blakely LaCroix, Don Johnson, Patrick Kohler,
Nathan Vojtech, Jim Schueller, Keith Hembre
MEMBERS ABSENT: Andrew Cravero, Steve Marchek, Chad Wagoner
STAFF PRESENT: Michael Grochala
1. CALL TO ORDER
Mr. Schueller called the Economic Development Advisory Committee meeting to order at
8:00 a.m.
2. APPROVAL OF MINUTES
Mr. Vojtech made a motion to approve the June 6, 2024 meeting minutes. Motion was
supported by Mr. Kohler. Motion carried 6 - 0.
3. DISCUSSION ITEMS
A. Affordable Housing Trust Fund
Mr. Grochala presented the draft ordinance creating an Affordable Housing Trust fund.
He explained that the ordinance provided for different potential revenue sources and
proposed uses. The City Administrator and City Finance Director would have financial
oversight of the fund.
Mr. Kohler questioned if the funding could be used for acquiring properties that would be
demolished. Mr. Grochala responded that the City could provided those properties are
used to establish affordable housing.
Mr. Vojtech asked if this program would allow for assistance for sewer and water and
recommended that programs be focused on home exterior upgrades.
Economic Development Advisory Committee
June 6, 2024
Page 2
DRAFT MINUTES
Mr. Hembre asked for clarification on the administrative role of the Anoka County. Mr.
Grochala state that we likely would not use Anoka for admin purposes. Rather the City
would operate it’s own program that could supplement existing Anoka County programs.
Mr. Schueller explained that this ordinance would establish the fund. Programing and
use would be determined through a separate policy.
The EDAC was supportive of the proposed ordinance. They recommended that focus
should be on maintaining existing housing stock.
B. Main Street Corridor Master Plan Engagement
Mr. Grochala requested input from the EDAC on potential engagement stakeholders and
outreach strategies as the City prepares to proceed with the Main Street Corridor Master
Plan.
Mr. Kohler suggested adding the neighboring cities of Blaine, Columbus, and Ham Lake to
the list. Mr. Vojtech questioned what staff meant by adjacent neighborhoods, that the
site bordered other communities. Priority should be given to neighborhoods in Lino
Lakes.
The board emphasized it is important to establish a baseline of information, noting legal
limitations and processes the City must follow as examples. Build on knowledge as
process advances.
Using all forms of media with continual updates will be important. Open houses at the
beginning and end of project will be important.
C. Project Updates
Mr. Grochala updated the committee on current City projects.
4. ADJOURNMENT
Mr. Hembre made a motion to adjourn the meeting at 9:13 a.m. Motion was supported
by Mr. Vojtech. Motion was carried 6 - 0.
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ECONOMIC DEVELOPMENT ADVISORY COMMITTEE
AGENDA ITEM 3A
STAFF ORIGINATOR: Michael Grochala, Community Development Director
EDAC MEETING DATE: September 5, 2024
TOPIC: Roers Companies, Proposed Land Purchase
BACKGROUND
The City’s Economic Development Authority (EDA) has received a letter of intent from Roers
Companies to purchase 6.27 acres of EDA owned property in the Legacy at Woods Edge
Development. Roers Companies is a national real estate development firm based in the Twin
Cities. Their focus is on multi-family residential developments and generally collaborate with
partners on commercial components. Roers has multiple successful projects throughout the
Twin Cities region including the recently opened Lexi Apartments in Blaine. The Woods Edge
project would include a market rate multi-family building with opportunities for commercial
development on a portion of the property. This use is generally consistent with the land use
plan and zoning for the site.
The EDA discussed the proposal at the August 1, 2024, work session and directed staff to
continue negotiations with Roers to reach an agreement. As with previous proposals the EDA
included, as a condition of sale, that a commercial component be constructed prior to or in
conjunction with a multi-family building. While committed to development the entire site,
Roers has expressed concern over this requirement.
A similar condition included in the previous Silver Creek Equities purchase agreement on the
same site, in 2022, also proved problematic. With that proposal the EDAC recommended
moving forward with the multi-family component with a deed restriction requiring commercial
development on the balance of property.
Representatives of Roers Companies are meeting with the City Council on Tuesday, September
3, 2024, to discuss concerns, limiting factors and market forces that relate to this condition.
Staff will provide an update to the EDAC regarding this discussion and direction received from
the City Council.
EDAC CONSIDERATION
Staff is requesting discussion on the proposed commercial construction condition.
ATTACHMENTS
1. Property Map
2. Concept Plan
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Property Location Map ±
Area of Inter est
Date: 6 /9/20222000200100Feet
156 UNITS4 STORIES OVER GARAGEPLAZATOTDOGPATIOGARAGEMAIN ENTRYRETENTIONPATIOQSR 1QSR 3PATIOQSR 2kaas wilson architectsRoersRoersRoersRoers----Lino LakesLino LakesLino LakesLino Lakes----MMMMiiiixxxxeeeedddd UUUUsssseeeeFLOOR PLANS3.0 03/12/201" = 100'-0"1Level 1PARKINGPARKINGPARKINGPARKINGLevel Type CountLevel 1 commercial 126Level -1 MF GARAGE 144Level -1 MF PLAZA38Level 1 MFSURFACE106414Future Retail Future Retail
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ECONOMIC DEVELOPMENT ADVISORY COMMITTEE
AGENDA ITEM 3B
STAFF ORIGINATOR: Michael Grochala, Community Development Director
EDAC MEETING DATE: September 5, 2024
TOPIC: Wilkinson Waters PUD Concept Plan
BACKGROUND
The applicant, Wilkinson Waters LLC, is proposing a master planned development located on
North Oaks Company Inc. property located south of County Road J/Ash Street/CSAH 32, west of
Centerville Road/CSAH 21 and north of Wilkinson Lake Boulevard. The development contains 4
parcels totaling approximately 76 gross acres and consists of mix of residential housing types
and commercial development. The proposed development is called Wilkinson Waters.
Future land use applications may include:
• Environmental Assessment Worksheet (EAW)
• Rezoning property from R, Rural to PUD, Planned Unit Development
• PUD Preliminary Plan/Preliminary Plat
• PUD Final Plan/Final Plat
ANALYSIS
Current Zoning and Land Use
Current Zoning R, Rural
Current Land Use Agricultural
Future Land Use per
2040 Comp Plan
Medium Density, High Density, and
Signature Gateway
Utility Staging Area Stage 1A (2018-2025)
Stage 1B (2025-2030)
History
North Oaks Company PUD Concept Plan Review
In September 2015, North Oaks Company LLC submitted a PUD Concept Plan for Advisory Board
and Council review. The concept plan included two (2) parcels totaling 46 gross acres. It
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consisted of a residential mix of single-family homes, twin homes, and senior housing rentals
totaling 136-161 housing units. The proposed development did not meet minimum density
requirements of the Comprehensive Plan and lacked the supporting transportation
infrastructure. The project did not move forward.
Current Proposal
The attached applicant’s narrative provides a detailed description of the project. Per the
narrative, “The proposed land uses include 33,000 square feet, approximately, of commercial
retail space, two (2) – three story 100-unit market rate multi-family building (including
clubhouse, large communal green space, and additional amenities), 34 for rent townhome
units, 22 for sale townhome units, and one (1) – 100-unit senior living facility.”
Residential
The applicant is proposing the following mix and number of housing types:
Housing Type # Units
4-plex Townhomes =
(5 buildings) 20
6-plex Townhomes =
(6 buildings) 36
Market Rate Multi-Family =
(2 buildings x 100 units) 200
Senior Living Multi-Family = 100
356
The residential development transitions from townhomes near Wilkinson Lake and CSAH 32
(Ash Street) to the apartments adjacent to CSAH 21 (Centerville Road). The senior living building
is also near Wilkinson Lake. Trails, sidewalks and stormwater ponds are included throughout
the development.
Commercial
The applicant is proposing approximately 4.1 acres of commercial development in the
southeast quadrant of the site adjacent to CSAH 21 (Centerville Road) and Wilkinson Lake
Boulevard. The concept plan shows three (3) commercial building pads (9,100-10,850sf
footprint).
Comprehensive Plan
Land Use
3
The 76-acre site has multiple land use designations per the City’s 2040 Comprehensive Plan:
medium density, high density, and signature gateway. The areas are not intended to be strict
land use and density boundaries but should be considered somewhat flexible in order to
accommodate development.
Planning District Guidance
Per the 2040 Comprehensive Plan, the site is located in Planning District 4. The Comprehensive
Plan states:
Land Use
• A gateway should be planned at the intersection of Centerville Road and County Road J
(Ash Street).
The Lino Lakes Gateway Planning guide was prepared in June 2024 and includes this
area. Streetscaping and landscaping are proposed to be incorporated into the I35E/CRJ
improvement design including the roundabout at CRJ and Centerville Road. A Lino Lakes
gateway sign is proposed for the northeast corner of the intersection. Staff is working
with the City Council to identify funding to implement the plan.
• Planning District 4 includes one area designated Signature Gateway Area (Centerville
Road/County Road J).
This site is located at the intersection of two county roads, near an I-35E interchange.
The site is expected to develop as an extension of the multi-family and commercial
development south of the municipal boundary in the City of North Oaks. Approximately
80 percent of the area is expected to accommodate residential development at 8.0 to
10.0 units per acre. The City Council may allow up to 15 units per acre for projects that
meet specific city housing goals.
Infrastructure & Public Facilities
• Recommended sanitary sewer improvements in this area are based on connecting to
the White Bear Township sewer in Centerville Road.
The city will need to enter into a joint powers agreement with White Bear Township.
• Pursue a full interchange at I-35E and County Road J (Ash Street).
Final design for the I-35E and CR J (Ash St) Interchange is underway with construction
proposed for spring of 2025.
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• Work with Anoka County and Ramsey County to ensure appropriate access
management on County Road J (Ash Street).
MnDOT, Anoka County, Ramsey County, and adjacent communities have worked jointly
on roadway and access management improvement plans and financing for the I-35E
interchange and CSAH 32 and CSAH 21 intersections. These improvements are
tentatively scheduled for 2025 and 2026.
Density
For this development, density requirements are regulated by both the 2040 Comprehensive
Plan and City Chapter 1102: Shoreland Management Overlay. Where the requirements are
more or less restrictive, the more restrictive standards shall apply. In this case, it appears the
2040 Comprehensive Plan density requirements are more restrictive and shall be applied.
2040 Comprehensive Plan
The site is guided for medium density residential (3.0 – 6.0 units per acre), high density
residential (6.0 – 8.0 units per acre), and Signature Gateway (8.0-10.0 units per acre). The
Signature Gateway district allows for an additional 5 units per acre bonus if the project meets
the City’s housing goals. Applicable goals include:
• Improve availability of affordable and life-cycle housing
• Enhance opportunities for senior housing
The preliminary range of allowed housing units for the entire site is 206 to 266 housing units.
With the additional 5 unit per acre bonus in the Signature Gateway district the maximum units
allowed is 348. The proposed 356 housing units exceeds the allowed the density range.
Growth Management Strategy
Page 3-17 of the 2040 Comprehensive Plan details the City’s Growth Management Strategy.
The strategy works in conjunction with the City’s utility staging plan.
The City will plan to accommodate an annual average of 230 units per year over each 5-year
phasing period not to exceed 345 units in any one year. From 2010 to 2023, the City’s average
annual number of units is 118.
With existing projects underway the project may need to be phased over multiple years to
meeting growth management requirements.
5
Rezoning
The property is currently zoned R, Rural. The R, Rural zoning is a holding district until municipal
water and sanitary sewer are available to the site and the property owner is interested in
having the property developed. The property would need to be rezoned to PUD, Planned Unit
Development in order to allow zoning flexibility and create a mixed used development.
Shoreland District
The subject property is located within the Shoreland Management Overlay District of both
Wilkinson Lake and Amelia Lake. They are both classified as Natural Environment lakes. City
Code Section 1102.13 details additional Shoreland Planned Unit Development (PUD)
requirements. These are detailed below and throughout this staff report.
Open space requirements: At least 50% of the total project area must be preserved as open
space. Per Sheet 14, Land Use Plan-Legend, there are approximately 59 acres of open space in
the 75-acre development which equals 77% open space.
PUD Land Use and Conventional Zoning District & Shoreland Guidelines
City Code Section 1007.024 details the PUD, Planned Unit Development requirements. City
Code Section 1102.13 details additional Shoreland Planned Unit Development (PUD)
requirements. The purpose of the PUD is to provide a zoning district that grants flexibility from
certain conventional zoning regulations in order to achieve public benefits that may not
otherwise be obtained under standard zoning regulations. These public benefits are detailed in
City Code Section 1007.024(2) and discussed later in this report.
City Code Section 1007.024(4) details the PUD Land Use and correlating conventional zoning
district standards. These conventional zoning district standards serve as guidelines but may be
departed from to accomplish public value purposes. The proposed conventional zoning districts
used for this project are R-4, High Density Residential for the townhomes and apartments and
GB, General Business for the commercial.
A summary of PUD public benefit vs PUD flexibility is provided at the end of this staff report.
Commercial
City Code Section 1007.024(4) details the PUD Land Use and correlating conventional zoning
district Development Standards. The development proposes to use the GB, General Business
zoning district as guidelines.
Lot size and setbacks appear to meet requirements. PUD flexibility is not required for the
commercial development.
6
The City may consider modifying the allowed uses with the GB District or apply the standards of
the NB Neighborhood Business District to the development. GB is the City’s most permissive
commercial district with certain uses such as automobile repair and motor vehicle fueling
stations that may be less desirable for this site.
Building Design Standards and Other Performance Standards
Building and architectural design standard review is not required at concept plan level. City
Code Section 1007.043 details minimum residential and commercial building design standard
requirements. The conventional residential zoning districts also provide addition requirements.
The applicant is requesting building design PUD flexibility for:
1. Maximum building height to be up to 40 feet in height, at the mid rake for the average
of the grade surrounding a 3-story apartment building, or a maximum building height to
be up to 48 feet in height, at the mid rake for the average of the grade surrounding a 4-
story building (senior building).
City Code Section 1007.114(8) of the R-4 District allows for a maximum building height of the
greater of 3 stories or 40ft. City Code Section 1102.07(2)(c) of the Shoreland District allows for a
maximum building height of 36ft. Height is measured as the average height of the highest gable
or a pitch or hipped roof.
2. Minimum square footage, of 550 square feet for units to allow studio apartments. A
maximum of 15% of all multi-family units can be Studio apartments. For Apartments
with bedrooms would have a minimum of 700 square feet with additional 100 square
feet per bedroom, as stated in the Code 1007.114 R-4(5).
City Code Section 1007.114(4) of the R-4 District requires the minimum livable floor area for
each multiple-family dwelling unit shall be 700 square feet plus 100 additional square feet for
each bedroom.
Water Supply
The site is proposed to be served by White Bear Township. Lino Lake’s closest trunk water main
is approximately 1.5 miles from the project site. Given existing capacity restrictions imposed
by the White Bear Lake court order the City may not be able to provide service to this area in
the short term. Discussions are beginning with White Bear Township regarding their ability to
service the site. White Bear Township currently has two 8” water main that run through the
site servicing the Rapp Farm development, west of Wilkinson Lake, in North Oaks. An
additional 12” trunk water main is stubbed to the site near the Wilkinson Blvd/Centerville Road
intersection.
7
PUD Public Benefit vs PUD Flexibility Summary
Per City Code Section 1007.024 (2) The PUD, by allowing deviation from the strict provisions of
this ordinance related to setbacks, heights, lot area, width and depths, yards, etc., may be
considered by the City when it would result in one or more of the following public benefits:
(a) Implementation of a master plan consistent with the Planning District objectives of the
Comprehensive Plan.
A master plan for this area is not required per the 2040 Comprehensive Plan-Planning
District 4.
(b) Innovations in development that address 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.
The commercial component supports economic expansion.
The development proposes a mix of residential housing types consisting of townhomes
(owner-occupied and renter-occupied), market rate apartments, and senior living. This
variety in housing types supports life-cycle housing.
The flexible site design configuration allows for the creation of a multi-functional
greenway corridor that incorporates storm water management, wetlands, open space,
and trails. The development also promotes conservation and a more efficient use of land.
(c) 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.
The site is within the shoreland districts of Lake Wilkinson and Lake Amelia and adjacent
to a large wetland complex. The development transitions from low intense townhomes
near Wilkinson Lake and the wetland to higher intense apartments near the arterial
roads. The large wetland will be preserved and enhanced into a multi-purpose greenway
corridor and storm water management system. The corridor will also be protected by a
vegetative buffer that provides additional protection to the natural resources.
The site provides opportunity to implement a stormwater reuse system for irrigation
purposes. The system should be evaluated and implemented to the extent feasible to
offset the use of municipal water for irrigation.
(d) Creative use of land and related physical development which allows a phased and
orderly transition of varying land uses in close proximity to each other.
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The development transitions from low intense townhomes near Wilkinson Lake and the
wetland to higher intense apartments near the arterial roads.
(e) Efficient use of land resulting in smaller networks of utilities and streets thereby
lowering development costs and public investments.
Private streets result in efficient, smaller networks of utilities and streets. This lowers
development costs and public investments.
(f) Mix of land use types.
The development proposes a mix of residential housing types and commercial
development.
(g) Provision of a housing type or target housing price that is desirable to the City.
The development proposes a mix of residential housing types consisting of townhomes
(owner-occupied and renter-occupied), market rate apartments, and senior living. This
variety in housing types supports life-cycle housing that is desirable to the City.
(h) Other public benefits and values as recognized in the City’s Comprehensive Plan.
Per the 2040 Comprehensive Plan, page 3-3 of the Land Use Plan: Goal 1, Policy e.
details the following additional public values that may be achieved in the Wilkinson
Waters concept plan:
• Preserving open space, providing park dedication and trails, and/or providing
stormwater management areas, in excess of minimum standards to implement the
Greenway System
• Using “Green” building and low impact development techniques
• Restoring/enhancing ecological systems
• Managing stormwater using natural filtration and other ecologically based
approaches
• Providing life-cycle and affordable housing
• Diversifying the tax base to lessen the tax burden on residential properties
Summary
Public Benefit Gained:
1. Economic expansion
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2. Greater variety of housing types such as townhomes (owner-occupied and renter-
occupied), market rate apartments, and senior living
3. Multi-functional greenway corridor and storm water management system
4. Preservation and protection of lake and wetland natural resources
5. Transition from low intense residential development near natural resource to higher
intense development near arterial roads.
6. Efficient use of land and private streets resulting in smaller network of utilities and
streets
7. Mix of residential and commercial land uses
8. Life-cycle housing
9. Preservation of open space that is accessible to the public
10. More parkland dedication fees available for park development
11. Wider landscape buffers and trail corridors
12. Diversified tax base
Flexibility Provided:
1. Building height: 40 feet (3-story) or 48 feet (4-story) > allowed 36 feet height in
shoreland district.
2. Densities be calculated as a collective rather than on an individual parcel basis.
3. Floor Area: 550 square foot studio apartment unit < required 700 square feet with
additional 100 square feet per bedroom
a. A maximum of 15% of all multi-family units can be studio apartments.
RECOMMENDATION
Staff is requesting feedback from the EDAC on the following:
1. Are there other Benefits Gained or Flexibility Provided?
2. Should the applicant provide additional public benefits in order to be considered for
PUD zoning?
a. Examples could be more open space, enhanced greenway corridor, wetland
restoration, additional wetland buffers, higher architectural & building
standards, additional landscaping etc.
3. Thoughts on PUD flexibility for building height and studio apartment floor area?
4. Does this project meet the housing goals to justify allowing for the 15 units per acre
Signature Gateway bonus?
a. Should the provision of a certain percentage of affordable housing be required
as a condition on the density bonus?
5. Does the EDAC support GB, General Business designation or should the City consider
modifications or apply the NB district standards as a base line?
6. Should the applicant hold a neighborhood meeting prior to PUD Preliminary
Plan/Preliminary Plat submittal?
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EDAC CONSIDERATION
Staff is requesting comments on the proposed development.
ATTACHMENTS
1. Applicant’s Narrative
2. Wilkinson Waters PUD Concept Plan
AUGUST 12, 2024
Michael Grochala
Community Development Director
City of Lino Lakes
600 Town Center Parkway
Lino Lakes, MN 55014
mgrochala@linolakes.us
7900 International Drive + Suite 550 + Bloomington, MN 55425
952.426.0699 + ISGInc.com
Architecture + Engineering + Environmental + Planning
RE: WILKINSON WATERS DEVELOPMENT – PUD CONCEPT PLAN SUBMISSION
Mr. Grochala,
ISG is submitting this PUD Concept Plan Development package on behalf of Wilkinson Waters, LLC the developer for
approximately 75.89 acres of land within the City of Lino Lakes, Anoka County. The property is generally located at the
southwest corner of Centerville Road (County Road 21) and Ash Street (County Road 32), situated in the southeast portion of
the City. This project will provide multiple land uses but will be considered as a comprehensive development plan, rather than
isolated parcels of development. The proposed land uses include 33,000 square feet, approximately, of commercial retail
space, two (2) – three story 100 unit market rate multi-family building (including clubhouse, large communal green space, and
additional amenities), 34 for rent townhome units, 22 for sale townhome units, and one (1) – 100 unit senior living facility. In
addition to these land uses there will be a regional stormwater management system that will be integrated into the natural
landscape North of Wilkinson Lake.
ZONING AND 2040 PLANNED LAND USE
The current property is zoned as Rural according to the City of Lino Lakes Zoning Map. Figure 1 below depicts an aerial with the
approximate development property outlined in red. This existing zoning district is guided by the City of Lino Lakes 2024
Comprehensive Plan for a mix of Signature Gateway, High Density Residential, and Medium Density Residential. A snip of the
future land use map is below in Figure 2. Additionally, Figure 3 below is a snippet of the Land Use Designation table from the
Comprehensive Plan to describe the three uses identified for the proposed parcels.
Figure 1: Aerial of Proposed Property
Figure 2: Future Land Use Plan (Excerpt) Figure 3: Future Land Use Description
Page 2 of 4
952.426.0699 + ISGInc.com
In addition to the Future Land Use Plan the proposed development also lies within the Shoreland Overlay Zone of both Wilkinson
Lake and Amelia Lake. The shoreland overlay boundary can be seen on the associated submittal plan documents and is
governed by a 1,000 foot radius from the ordinary high water level of the associated lakes. The high water level for Wilkinson
Lake and Amelia Lake are 895.2 and 908.1, respectively. Within this overlay district a few additional land use restrictions are
triggered, City requests all structures shall not exceed 36 feet in heigh vs 40 feet allowed in the R4 zoning district.
CULTURAL RESOURCES
These four parcels historically have been utilized for agricultural purposes for cultivated row crops or left in their natural state as
open water, wetlands, and wooded area. There are no buildings or structurers currently on the property and no known important
archeological features. The natural resources of Wilkinson Lake and surrounding wetlands occupies approximately 34 acres of
the subject property, thus the proposed development is intended to maintain and preserve these natural resources. There are
two uplands wetlands that will be impacted and mitigated appropriately as a part of the proposed project.
TRANSPORTATION SYSTEMS
The transportation network surrounding the proposed development is well established and is also undergoing substantial
improvements. These roadway improvements are being completed by both Anoka County and Ramsey County and are currently
in the preliminary design phase. The easterly frontage of the property is Centerville Road which is currently a rural section two
lane road with roadside ditches and no pedestrian paths. The proposed Anoka County Project will improve the road to an urban
curb and gutter cross section maintaining two travel lanes, one in each direction, and providing a 10’ pedestrian trail on the
westerly side of the right-of-way. The northern frontage is Ash Street which is currently a two-lane rural section roadway with
roadside ditches and no pedestrian access, Ash Street will remain in its current condition after development.
In addition to the pedestrian and road section improvements along Centerville Road (County Road 21), the intersections of
Centerville Road with both Wilkinson Lake Blvd/County Road J and Ash Street (County Road 32) are being improved. Currently,
both intersections are controlled with stop signs, Wilkinson Lake Blvd with a 4-way stop and Ash Street with a 1-way stop (this is
an existing T-Intersection). The new intersection control, at both intersections, will be a roundabout design and executed by both
Anoka County and Ramsey County. Additionally, this new traffic control pattern will help moving traffic from the City of Lino Lake
to I-35E directly to the east. The new roundabout at the Wilkinson Lake Blvd and Centerville Road intersection will also assist in
providing the proposed development to serve as the Signature Gateway destination as planned in the 2040 Comprehensive
Plan.
Both Centerville Road and Ash Street are both functionally classified as Minor Arterials. The existing average annual daily traffic
on Ash Street and Centerville Road is 5,100 vehicles per day and 10,700 vehicles per day, respectively (MnDOT Traffic Mapping
Application, 2022). Future roadway projects will be analyzed in greater detail during the EAW phase of this project and any
perimeter roadway improvements required, if any, will be coordinated and permitted with associated jurisdictions.
Internally, to the proposed development a new public ROW will be constructed making a loop connection to the Centerville Road
to the East and Ash Street to the north. This proposed ROW will be 60’ wide and will be dedicated to the City of Lino Lakes. All
other roads internal to the development will be private drives and maintained by the development.
Page 3 of 4
952.426.0699 + ISGInc.com
PROPOSED ZONING & YIELD PLAN
This project is being submitted as Planned Unit Development (PUD) to the City of Lino Lakes, a change from the existing zoning
classification of Rural. The development team has had multiple meetings with the City Staff to confirm interpretation of the
Cities Zoning Ordinances, 2040 Comprehensive Plan, and submittal requirements. It has been determined that this project be
submitted as PUD with a base zoning of R-4 – High Density Residential and GB – General Business, for the residential and
commercial developments, respectively. These parcel zones will lie predominately within the Shoreland Overlay of both
Wilkinson Lake and Amelia Lake and are also identified to be in the Signature Gateway District, High Density and Medium
Density residential districts as indicated on the 2040 comprehensive plan. As such there are a few flexibilities that are being
requested to be included as part of the PUD process:
1. Maximum building height to be up to 40 feet in height, at the mid rake for the average of the grade surrounding a 3-
story apartment building, or a maximum building height to be up to 48 feet in height, at the mid rake for the average of
the grade surrounding a 4-story building.
2. The development’s densities be calculated as a collective rather than on an individual parcel basis. This will allow the
greatest opportunity to achieve the desired densities reflected in the 2040 Comprehensive Plan, while still preserving
existing open space.
3. Minimum square footage, of 550 square feet for units to allow studio apartments. A maximum of 15% of all multi-family
units can be Studio apartments. For Apartments with bedrooms would have a minimum of 700 square feet with
additional 100 square feet per bedroom, as stated in the Code (1007.114 R-4(5)
In regards to the overall development the below table outlines the described allowable density and the proposed density of the
development:
Medium Density Medium Density High Density Signature Gateway Parcel A
Southwest Northwest West East Total
Gross Area (acres) 15.20 15.14 19.96 25.59 75.89
Wetlands & Water Bodies 15.20 10.90 7.92 0.00 34.02
Public Parks & Open Space 0.00 0.00 0.00 0.00 0.00
Arterial ROW 0.00 0.00 0.93 3.74 4.67
Other (Undevelopable) 0.00 0.49 1.22 1.30 3.00
Net Area (acres) 0.00 3.76 9.89 20.56 34.21
Guided Per
2040 Comprehensive Plan
Required Net Density 4.0 to 6.0 upa 4.0 to 6.0 upa 6.0 to 8.0 upa 8.0-10.0 upa;
max. 15
Required # Housing Units
Low 0 15 59 164 239
High 0 23 79 206 307
High + 5 Additional Units
Signature Gateway 0 23 79 308 410
DUA based on Units
DUA-Low 4.00 6.00 8.00 6.98
DUA-High 6.00 8.00 10.00 8.98
DUA-High + 5 Additional Units
Signature Gateway 6.00 8.00 15.00 11.99
Proposed # Housing Units 354
Proposed Gross Density
(units/acre)4.66
Proposed Net Density
(units/acre)10.35
Medium Density
Residential
High Density
Residential
Signature
Gateway TotalMedium Density
Residential
Page 4 of 4
952.426.0699 + ISGInc.com
As shown by the above table, the project is above the maximum unit density by right, however, it is requested that the density of
the Signature Gateway be extended to a maximum of 12 units/acre when the entire development is observed as a collection of
all parcels. This request is within the maximum 15 units/acre allowed per the Signature Gateway definition, with City approval,
within the 2040 Comprehensive Plan.
PHASING AND LAND DEDICATION
The proposed development will be executed in multiple phases. The initial phase will be the mutli-family residential buildings
with an associated clubhouse, followed by the for-rent townhome units. With this initial phasing work, it is the intent of the
development to construct the public improvements within the public right-of-way including paving, utilities, and storm water
infrastructure necessary to serve the site. The right-of-way will be dedicated back to the City of Lino Lakes along with any public
easements needed for utility extensions. Additionally, the regional stormwater management basins will be constructed which
will also be utilized as re-use irrigation system for the common spaces throughout the PUD development. All the natural
resources that exist Wilkinson Lake and the wetlands will be dedicated to the City as Public Lands, as a new amenity to the City.
The newly constructed stormwater management ponds will also be dedicated to the City of Lino Lakes for Ownership and
Maintenance, as a regional solution to stormwater for the development adjacent to Wilkinson Lake, in lieu of multiple smaller
stormwater basins that incur additional maintenance cost to the City. All equipment, piping, etc required for the re-use irrigation
system will be privately owned and maintained by the developer.
The next phases of development will consist of the remaining town home units and retail/commercial development at the
southeast corner of the site. Following that would be the construction of the senior living residential building. The final timing
and phasing pattern will be coordinated with the City and will be dependent upon the market demand, but the general pattern
will follow residential units first followed by the commercial use at the end.
We appreciate the opportunity to bring this submittal package before the City of Lino Lakes Staff and the City of Lino Lakes
Council. We look forward to work with the City to bring a development to the community that will make an impact and statement
as the southeast entrance into the community.
Sincerely,
Jerremy Foss, PE
Civil Engineering Practice Group Leader
Jerremy.Foss@ISGInc.com
N
S
W E
LINO LAKES, MN ISG PROJECT # 24-30671PUD CONCEPT PLAN SUBMITTAL
Architecture + Engineering + Environmental + Planning
DWG LOCATION: S:\PROJECTS\30000 PROJ\30600-30699\30671 LINO LAKES DEVELOPMENTMASTER P-LINO LAKES MN\30671 PRODUCTION FILES\30671 CIVIL 3D\PRODUCTION DWGS\PUD CONCEPT PLAN\30671 G1-TITLE.DWG SAVED BY: SCOTT.KLINKEL
TITLE SHEET N0
SCALE IN FEET
####
PROJECT INDEX:
PROJECT LOCATION:
APPROX. 75.89 ACRES GENERALLY
LOCATED AT THE NORTHWEST CORNER
OF CENTERVILLE ROAD AND WILKINSON
LAKE BLVD.
S34 T31N R22W
LINO LAKES, MN
ENGINEER:
PROJECT MANAGER: JERREMY FOSS, PE
EMAIL: JERREMY.FOSS@ISGINC.COM
7900 INTERNATIONAL DRIVE
SUITE 550
MINNEAPOLIS, MN 55425
PHONE: 952.426.0699
BLOOMINGTON OFFICE
ARCHITECT:
PROJECT MANAGER: TERESA THORESON MCCORMACK, AIA
EMAIL: TMCCORMACK@CRWARCHITECTURE.COM
CRW ARCHITECTURE & DESIGN GROUP
211 11TH AVENUE NW
ROCHESTER, MN 55901
DEDICATION - INTEGRITY - STEWARDSHIP - COLLABORATION - CREATIVITY
1
WILKINSON WATERS DEVELOPMENT
LOCATION MAP
ISG PROJECT NO. 24-30671
WILKINSON WATERS DEVELOPMENT
LINO LAKES, MN - 08/12/24
PROJECT LOCATION
OWNER:
CONTACT: LAUREN GROUWS, PE - VICE PRESIDENT DEVELOPMENT
EMAIL: LAUREN@NORTHOAKS.COM
WILKINSON WATERS, LLC
5959 CENTERVILLE ROAD
SUITE 200
NORTH OAKS, MN 55127
PH: 651-484-3361
SHEET INDEX
Sheet Number Sheet Title
1 TITLE SHEET
2 OVERALL SITE PLAN
3 PRELIMINARY SITE PLAN
4 ARCHITECTUAL ELEVATIONS
5 LANDSCAPE CONCEPTS
6 CONCEPTUAL IMAGERY
7 EXISTING BOUNDARY SURVEY
8 EXISTING TOPOGRAPHY AND SITE
9 TREE PRESERVATION PLAN
10 PRELIMINARY AERIAL SITE PLAN
11 PRELIMINARY UTILITY PLAN
12 SITE PHOTOGRAPHS
13 YIELD PLAN
14 LAND USE PLAN
100 UNIT APARTMENT2412PROPOSED STREET12 2910209191056-PLEX11,256 SQ
. FT.6-PLEX11,256 SQ
. FT.6-PLEX11,256 SQ. FT
.
36-PLEX11,256 SQ. FT
.6-PLEX11,256 SQ. FT
.4-PLEX7,840 SQ. FT.4-PLEX7,840 SQ. FT.4-PLEX7,840 SQ
. FT.9166-PLEX11,256 SQ
. FT.36RETAI
L
9,100 SQ. F
T
.
R
E
T
A
I
L
9,
1
0
0
S
Q
.
F
T
.RETAIL10,850 SQ. FT.
31
32
1
0
0
UN
I
T
SEN
IOR
L
IV
ING4-PLEX7,840 SQ. FT
.4-PLEX7,840
SQ
.
FT
.
WILKINSON LAKE BLVD
100 UN
I
T
A
P
A
R
T
M
E
N
T
1529
1126
16
1721 1.47 mph
Fastest Line Entry Speed too large
South Leg (South)
West Leg (West)
North Leg (North)
Ash / Centerville Roundabout
STORMWATER
MANAGEMENT POND
APPROX = 2.3 ACRESSTORMWATERMANAGEMENT PONDAPPROX =
.9
ACRES
STORMWATER
MANAGEMENT POND
APPROX = .3 ACRES
G
U
U FO
FO
U
FO
FO
U
UFO
MB
V
OHLVOHLOHLOHLOHLOHLOHLOHLOHLOHLGGGFBOFBOI=907.79I=908.98
U
EX GGV
OHL
OHLOHLOHLOHLOHLOHLOHLOHLOHLOHLG
G
I=901.82
I=901.80 U
U
G
I=914.67U
UUGU
G
U
I=898.35I=898.48I=895.23
I=895.22
OH
L
OH
L
OH
L
OH
L
OH
L
OH
L
OH
L
OHL OHL OHL OHL
OH
L
OH
L
OH
L
OH
L
OH
L
OH
L
OH
L
OHL OHL OHL OHL
STM
OHLOHL OHL OHLOHLOHLOHLOHLOHLOHL
V
G
OH
L
OH
L
OH
L
OH
L
OH
L
OH
L
OH
L
OH
L
WILKINSON LAKE BLVD CENTERVILLE
RD
ASH STREET
W
W WWW
W
W W
WWWWWWWETWETWETWET
WET
W
E
T
WE
T
WET
WET
WILKINSON LAKE
AMELIA LAKE
>>><II<II<II<II<II<II<II>IIII I I I
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WETWETWETWETW
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WETWETIIIIIIII I I I
I
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I
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0
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C
ITY
OF
ST
.
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LWATERL
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ROW70' OVERHEAD ELECTRICUTILITY EASEMENT5
0
'
W
H
I
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B
E
A
R
T
OW
N
S
H
I
PWA
T
E
R
A
N
D
S
EW
E
R
E
A
S
EM
E
N
T
30' WHITE
B
E
A
R
T
O
W
N
S
H
I
P
WATER AN
D
S
E
W
E
R
E
A
S
M
E
N
T
25' W
A
T
E
R
A
N
D
S
E
W
E
R
EASE
M
E
N
T
WILKINSON LAKE ORDINARY HIGH WATER LINE
)EKAL NOSNIKLIW( YALREVO DNALEROHS '001 1000' SHORELAND OVERLAY(AMELIA LAKE)WETLAND 1
WETLAND 1
WETLAND 1
WETLAND 1
WETLAND 7
WETLAND 10
Architecture + Engineering + Environmental + Planning
DWG LOCATION: S:\PROJECTS\30000 PROJ\30600-30699\30671 LINO LAKES DEVELOPMENTMASTER P-LINO LAKES MN\30671 PRODUCTION FILES\30671 CIVIL 3D\PRODUCTION DWGS\PUD CONCEPT PLAN\30671 C3-OVERALL SITE.DWG SAVED BY: SCOTT.KLINKEL
OVERALL SITE PLAN N0
SCALE IN FEET
200 400
DEDICATION - INTEGRITY - STEWARDSHIP - COLLABORATION - CREATIVITY
2
ISG PROJECT NO. 24-30671
WILKINSON WATERS DEVELOPMENT
LINO LAKES, MN - 08/12/24
LEGEND
SIGNATURE GATEWAY
HIGH DENSITY RESIDENTIAL
MEDIUM DENSITY RESIDENTIAL
EXISTING WETLAND INFORMATION
WETLAND NAME AREA MANAGEMENT CLASS BASE BUFFER WIDTH MIN BUFFER WIDTH
WETLAND 1 33.51 AC MANAGE 1 40'34'
WETLAND 7 0.38 AC INCIDENTAL 0'0'
WETLAND 10 0.13 AC IMPACTED / NO CLASS 0'0'
Landscape Theme at Enrances and Public Space
Landscape Theme at Large Open Spaces
Landscape Theme at Internal Walking Path
Centerville Road
DWG LOCATION: C:\USERS\TJ.WELLS\DESKTOP\30671-WILKINSEN WATERS-SHEET TEMPLATE.DWG SAVED BY: TJ.WELLS
N####
WILKINSON WATERS DEVELOPMENT
LINO LAKES, MN
5LANDSCAPE CONCEPTS
COMMON GREENSPACE
CLUBHOUSE AND POOL
CENTERVILLE ROAD VIEW
DWG LOCATION: C:\USERS\TJ.WELLS\DESKTOP\30671-WILKINSEN WATERS-SHEET TEMPLATE.DWG SAVED BY: TJ.WELLS
N####
WILKINSON WATERS DEVELOPMENT
LINO LAKES, MN
6CONCEPT IMAGES
100 UNIT APARTMENT241212 2910209191056-PLEX11,256 SQ. FT.6-PLEX11,256 SQ. FT.6-PLEX11,256 SQ. FT.36-PLEX11,256 SQ. FT.6-PLEX11,256 SQ. FT.4-PLEX7,840 SQ. FT.4-PLEX7,840 SQ. FT.4-PLEX7,840 SQ. FT.9166-PLEX11,256 SQ. FT.36RETAI
L
9,100 SQ. F
T
.
R
E
T
A
I
L
9,
1
0
0
S
Q
.
F
T
.RETAIL10,850 SQ. FT.3
1
3
2
1
0
0
UN
IT
SEN
IOR
L
IV
ING4-PLEX7,840 SQ. FT.4-PLEX7,840
SQ
.
FT
.
100 UN
I
T
A
P
A
R
T
M
E
N
T
15291126
16
17211.47 mph
Fastest Line Entry Speed too large
South Leg (South)
West Leg (West)
North Leg (North)
Ash / Centerville Roundabout
GFE =
915
.25GFE =
918
.50GFE =
923
.75GFE =
924
.50GFE =
920
.50GFE =
918
.00GFE =
924
.50
CLU
B
H
O
U
S
E
FFE
=
9
3
0
.
0
0GFE =
919
.50GFE =
919
.50GFE =
918
.00
FF
E
=
9
2
5
.
0
0
FFE = 9
3
0.
0
0FFE =
930
.00MAIN
FFE=
931
.00UNDERGROUND GFE=920
.00
MAIN FF
E
=
9
3
4.
0
0
UNDER
G
R
O
U
N
D
G
F
E
=
9
2
3.
0
0
FFE = 924.00
GFE=913.00GFE =
926
.00
STORMWATER
MANAGEMENT POND
APPROX = 2.3 ACRESSTORMWATERMANAGEMENT PONDAPPROX = .9 ACRES
STORMWATER
MANAGEMENT POND
APPROX = .3 ACRES>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>IIIIIIIIIIIIIIIIIIII
>ELEC
WILKINSON LAKE
>>>III I I I I
I
I I I
II>>>>>>>>><II<II<II<II<II<II<II<II<II<II<II<II<II<II<II<II<II<II<II<II>>>>>>>>>>>>>>>>>>>>>>>>>>I
I
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I
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I
I
I I I I I I
I
I
I
I
IIIII
I
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I
IIIIIII
I
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I
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OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE OE OE OE OE OE OE OE OE OE OE OE OE
I
I
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T
WET WETWETWETWET WETWET WETWET WETWETWETWETWETWETWETWETWET
W
E
T
WETWETWETWETWE
T
WETWETWETWETWETWE
T WETWE
T
BENCHMARK HYDRANT
TNFH = 919.06
G
U
U FO
FO
U
FO
FO
U
UFO
MB
V
VU
EX GGV
U
U
G
U
U
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G
U
VWILKINSON LAKE BLVD CENTERVILLE
RD
ASH STREET
W
W
W W
W
W
W
WWWWWWWWWWETW
E
T
WET
WE
T
W
E
T
WE
T
WET WETWETWETWET WETWET WETWET WETWETWETWETWETWETWETWETWET
W
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T
WETWETWETWETWE
T
WETWETWETWETWETWE
T WETWE
T
30' WHITE
B
E
A
R
T
O
W
N
S
H
I
P
WATER AN
D
S
E
W
E
R
E
A
S
M
E
N
T
APPROX. ORDINARY
HIGH WATER LEVEL
895.2
NORTH OAKS FARMS INC
34-31-22-44-0001
NORTH OAKS FARMS INC
34-31-22-43-0006
NORTH OAKS FARMS INC
34-31-22-44-0008
NORTH OAKS FARMS INC
35-31-22-33-0002
NORTH OAKS FARMS INC
34-31-22-44-0006
MALLMAN, KELSEY M
1557 ASH ST.
34-31-22-41-0008
HALL, LAWRENCE M
1565 ASH ST.
34-31-22-41-0004
CERONSKY, CAROLYN M
1573 ASH ST.
34-31-22-41-0005
WOODSTROM, JERRY A
1591 ASH ST.
34-31-22-41-0001
COUNTY OF ANOKA
6101 CENTERVILLE RD
35-31-22-32-0004
BIRCHER ALEC1613 ASH ST35-31-22-32-0008GROVE BRAD & JAWORSKI M1605 ASH ST35-31-22-32-0005RODEN, NOELLE KATHERINE1603 ASH ST35-31-22-32-0006SAGDALEN ALAN D & NATALIE R1601 ASH ST35-31-22-32-0007COUNTY OF ANOKA
1697 ASH ST
35-31-22-33-0004
DONLIN AMY T H
6100 CENTERVILLE RD
35-31-22-33-0005
GALLOP TRUSTEE, DEBRA A
6102 CENTERVILLE RD
35-31-22-34-0006
PRESBYTERIAN HOMES OF NORTH OAKS INC
25' W
A
T
E
R
A
N
D
S
E
W
E
R
EASE
M
E
N
T
104' x 8''295'
x
8
'
'77'
x
8
'
'231'
x
8
'
'
16
8
'
x
8
'
'
28
4
'
x
8
'
'153'
x
8
'
'
167' x 8''184' x 8''1
1
4
'
x
8
'
'
8'' STUB
I=900.14
8'' STUB
I=900.14
8'' STUB
I=898.38
8'' STUB
I=900.96
8'' STUB
I=900.96
8'' STUB
I=902.17PROPOSED STREETHYDRANT
HYDRAN
T
HYDRANTHYDRANTHYDRANT
8"8"
8"
8"
8"
8
"8"8"8"8"8"HYDR
A
NT
WILKINSON LAKE BLVD
SAN MH
R=925.11
I=899.95
SAN MH
R=924.87
I=901.95
SAN MH
R=923.16
I=900.74
SAN MH
R=922.83
I=899.39
SAN MH
R=921.73
I=898.37
SAN MH
R=917.95
I=898.16
SAN MH
R=917.53
I=897.75
SAN MH
R=912.54
I=899.96
SAN MH
R=911.56
I=899.44
CONNECT TO
EX SAN MH
SAN MH
R=906.61
I=896.98
STUB
CB
CB
CB
CB
CB
CB
CB
CB
CB
STUB
CB
CB
CB
CB
CB
FES
CB
FES
FES
CB
FES
CB
CB
CB
CB
Architecture + Engineering + Environmental + Planning
DWG LOCATION: S:\PROJECTS\30000 PROJ\30600-30699\30671 LINO LAKES DEVELOPMENTMASTER P-LINO LAKES MN\30671 PRODUCTION FILES\30671 CIVIL 3D\PRODUCTION DWGS\PUD CONCEPT PLAN\30671 C3-UTILITY.DWG SAVED BY: SCOTT.KLINKEL
PRELIMINARY UTILITY PLAN N0
SCALE IN FEET
80 160
DEDICATION - INTEGRITY - STEWARDSHIP - COLLABORATION - CREATIVITY
11
UTILITY LEGEND
EXISTING PROPOSED
STORM DRAIN
SANITARY SEWER
SANITARY SEWER FORCEMAIN
WATER MAIN
GAS
OVERHEAD ELECTRIC
UNDERGROUND ELECTRIC
UNDERGROUND TELEPHONE
UNDERGROUND TV
OVERHEAD UTILITY
UNDERGROUND UTILITY
FIBER OPTIC
NOTE:
CONTRACTOR SHALL FIELD VERIFY THE LOCATIONS OF ALL EXISTING UTILITIES.
>>>>
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OE OE
UE UE
UT UT
UTV
OHL
UTL
FBO
ISG PROJECT NO. 24-30671
WILKINSON WATERS DEVELOPMENT
LINO LAKES, MN - 08/12/24