HomeMy WebLinkAbout20250129 EB Combined PacketMeeting guidelines on reverse side.
ENVIRONMENTAL BOARD AGENDA
Wednesday, January 29, 2025
Broadcast on Cable TV Channel 16
and northmetrotv.com/lino-lakes-stream
ADVISORY BOARD MEETING, 6:30 P.M.
Council Chambers (televised)
1. Call to Order and Roll Call
2. Pledge of Allegiance
3. Public Comment (sign-in prior to start of meeting per Rules of Decorum)
4. Setting the Agenda: Addition or Deletion of Agenda Items
5. Approval of Minutes: November 26, 2024
6. Action Items
A. Recommendations for Board and Staff appointments
B. 8196 20th Ave (Shuda Farms) IUP
C. 416 Lilac St (BRF Enterprises LLC) CUP
D. Burque Estates PUD Concept Plan
E. North Oaks Mixed Use EAW Comment Response
7. Discussion Items
A. Peltier Lake Heron Rookery Volunteer Event
B. Recycling Updates
ADJOURNMENT
CITY OF LINO LAKES
ADVISORY BOARD MEETING GUIDELINES
Advisory boards are fact-finding bodies established to aid the City Council in specific areas. The
decisions of any board are considered advisory only and all final decisions rest with the City Council.
Board meetings shall operate in accordance with the procedures established by the City Council.
The following meeting guidelines are derived from the City Council Rules of Decorum.
Members of the Audience – No person in the audience shall engage in disorderly or disruptive
conduct such as audible commentary during a meeting, hand clapping, stamping of feet, whistling,
using profane language, yelling and similar demonstrations, which conduct disturbs the peace and
good order of the meeting.
Public Comment– Comments from the public will be accepted on any matter, whether on the
agenda or not. Comments will not be accepted during specific agenda items unless a Public Hearing
has been noticed. Please remember to be courteous and respectful and abide by the following
guidelines:
• Sign-in prior to the start of the meeting
• Step up to the microphone when recognized by the Presiding Officer (Chair or Vice-Chair)
• State your name and address for the record
• State the subject to be discussed
• Limit comments to 4 minutes
• Address comments to the board as a whole, not any specific member
• No question may be asked of a board member or staff member without the permission of
the Presiding Officer (Chair or Vice-Chair)
• Elect a spokesperson for a group of persons who wish to address the board on the same
subject
Public Hearing – A public hearing is a separate item of business on the agenda. It gives the public
an opportunity to comment on the topic identified. Please remember to be courteous and
respectful and abide by the guidelines outlined for public comment (although no sign-in required).
Typically, a public hearing proceeds as follows:
1. The Presiding Officer (Chair or Vice-Chair) will announce the agenda item and staff will
present their report.
2. Board members have the opportunity to ask staff questions about the item.
3. The Presiding Officer (Chair or Vice-Chair) opens the public hearing and will recognize those
who want to speak.
4. The Presiding Officer (Chair or Vice-Chair) shall close the public hearing.
5. The Board will then discuss the item. No further public comments are allowed.
6. The Board will make a recommendation and/or decision.
After a motion has been made or a public hearing has been closed, no member of the public shall
address the board from the audience on the matter under consideration. The Presiding Officer
(Chair or Vice-Chair) shall maintain strict order and etiquette at all meetings.
Environmental Board
November 26, 2024
Page 1
CITY OF LINO LAKES
ENVIRONMENTAL BOARD MEETING
1. CALL TO ORDER AND ROLL CALL
Chair Sullivan called the Environmental meeting to order at 6:30 p.m. on
Wednesday November 26, 2024.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC COMMENT (sign in prior to start of meeting per Rules of Decorum)
Nobody was present for the public comment period.
4. SETTING THE AGENDA: Addition or Deletion of Agenda Items
Mr. Schwartz made a motion to approve the November 27, 2024 agenda. Ms.
Nelson seconded. Motion carried 5 – 0.
5. APPROVAL OF MINUTES: October 30, 2024
Ms. Nelson would like record that she rescinds her vote for the Lino Lakes 2.0
Preliminary Plat, Rezoning, CUP, Site and Building Plan Review and Street
Vacation.
Mr. Schwartz made a motion to approve the October 30, 2024 minutes. Ms.
Nelson seconded. Motion carried 5 – 0.
6. ACTION ITEMS
DATE: November 26, 2024
TIME STARTED: 6:30 p.m.
TIME ENDED: 7:31 p.m.
MEMBERS PRESENT: John Sullivan, Julia Nelson
Alex Schwartz, Lindsay Buchmeier,
Jonathan Parsons
MEMBERS ABSENT: Shawn Holmes
STAFF PRESENT: Thomas Hoffman, Marissa Ertel
Environmental Board
November 26, 2024
Page 2
DRAFT MINUTES
A. North Oaks Mixed Use Development – Environmental Assessment
Worksheet (EAW)
North Oaks Company, LLC (Developer) is proposing a mixed-use development
project on approximately 120 acres abutting Centerville Road and Ash St in the
southcentral quadrant of the City. The property is guided for low, medium and
high-density residential uses in the City’s 2040 Comprehensive Plan. The
Environmental Board reviewed a development concept plan for part of the
property in September of this year for Wilkinson Waters.
Due to the proposed number of residential units and commercial real estate,
preparation of an Environmental Assessment Worksheet (EAW) is required by
Minnesota Rules. The process operates according to rules adopted by the
state’s Environmental Quality Board (EQB). The EAW document is designed to
provide a brief analysis and overview of the potential environmental impacts for a
specific project and to help the City, referred to as the Responsible Government
Unit (RGU), determine whether an Environmental Impact Statement (EIS) is
necessary. The questions contained within the document are established by the
EQB.
The EAW is not meant to approve or disapprove a project but is simply a source
of information to guide other approvals and permitting decisions. Preparation of
the EAW will help inform the design of the project before the submittal of a formal
development application.
Chair Sullivan made a motion to approve the recommendations by staff. Mr.
Schwartz seconded. Motion carried 5 – 0.
B. Peltier Ponds PUD Concept Plan Review
The applicant, Lennar, is proposing a master planned development located on
the West side of 20th Ave N (CSAH 54) just across from Watermark, East of
Peltier Lake Drive, and North of the Centerville border. The development
contains approximately 125.02 gross acres, 79.21 developable and consists of
mix of residential housing The proposed development is called Peltier Ponds.
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.
Environmental Board
November 26, 2024
Page 3
DRAFT MINUTES
Ms. Buchmeier made a motion to approve the recommendations by staff. Mr.
Parsons seconded. Motion carried 5 – 0.
C. Wilkinson Lakes Development Updates
North Oaks and VLAMO are interested in moving forward with a feasibility study
to see what potential BMP could be in the area of the Wilkinson Lakes
Development. The team is currently looking for options on how to reduce
sediment and nutrient loading. The cost of the project would be split three ways,
between the City, VLAMO and North Oaks Co. The City share would be covered
by Surface Water Management Fund.
Chair Sullivan made a motion to approve the recommendations by staff. Ms.
Nelson seconded. Motion carried 5-0.
7. DISCUSSION ITEMS
A. Project Updates – EAB Extension through 2026
The City has signed a contract with Rainbow Tree Care through 2026, continuing
to treat Ash trees. The City is currently treating around 70 to 90 trees annually.
B. Recycling Updates
There were a recorded 247 vehicles that attend Recycling Saturday on
November 17th, 2024. There is a plan in place to survey residents who utilize the
Organics program and a survey of residents who utilize Recycling Saturday to
gain a better understanding of the types of items are being recycled and the
volume of organics collected.
C. ADJOURN
Mr. Schwartz made a motion to adjourn the meeting at 7:31 p.m. Motion was
seconded by Ms. Buchmeier.
Motion carried 5 – 0.
Respectfully submitted,
Marissa Ertel – Office Specialist
1
ENVIRONMENTAL BOARD
ITEM 6A
STAFF ORIGINATOR: Tom Hoffman, Environmental Coordinator
DATE: January 29, 2025
REQUEST: Board and Secretary Recommendations for Appointment
BACKGROUND
The Environmental Board is responsible for recommending a chair, vice chair, and
secretary to council for approval. Once new board appointments have been made
board members will recommend appointments for the three positions.
DISCUSSION
Board and staff recommendations.
RECCOMENDATIONS
The Environmental Board recommends
• Chair
• Vice Chair
• Secretary
1
ENVIRONMENTAL BOARD
ITEM 6B
STAFF ORIGINATOR: Tom Hoffman, Environmental Coordinator
DATE: January 29, 2025
REQUEST: Shuda Farms IUP
CASE NUMBER: PC2024-004
CR2024-004
APPLICANT: Shuda Farms LLC
5800 W Bald Eagle Blvd
Lino Lakes, MN 55038
OWNER: Shuda Farms LLC
5800 W Bald Eagle Blvd
Lino Lakes, MN 55038
BACKGROUND
The applicant, Shuda Farms, LLC, submitted a Land Use Application for an Interim Use
Permit (IUP) for outdoor storage and black dirt stockpiling on their property at 8196 20th
Ave (PID 013122310002). The stockpile operation will be used for black dirt associated
with operating a tree farm at the referenced property. Black dirt will be used to plant
bare root trees, amend soil, pot nursery stock, and fill in areas of transplanted trees as
they are harvested and sold. The stockpile will be maintained and for onsite use only
and will have no commercial or residential sales.
The following staff report is based on the plan set prepared by E.G. Rud & Sons, Inc.
dated December 2, 2024, and received by the City December 6, 2024.
ANALYSIS
Current Zoning and Land Use
Current Zoning R, Rural
Current Land Use Agricultural
Future Land Use per
2040 Comp Plan Urban Reserve
2
Current Proposal
The applicant is proposing an interim use permit (IUP) for stockpiling of black dirt to use
in its agricultural practices for growing nursery stock. Section 1007.050 of the Zoning
Ordinance establishes requirements for earth moving and land reclamation. Earth
removal, land reclamation, material storage or filling is a permitted use in all zoning
districts. An interim use permit is required when 5,000 cubic yards or more of material
is planned to be removed or deposited on any lot or parcel.
The approximately 40-acre site is located between 20th Ave and I-35E. The proposed
stockpile will be confined to a 225’ X 225’ as shown in the proposed plans. The stockpile
will have a maximum height of 35 feet consistent with building heights in the R-Rural
zoning district.
General Site Characteristics
The 39.88-acre site is predominately used for agricultural purposes or existing in a
natural state with associated wetlands and floodplain covering the site. The site is
immediately west of I35-E and east of 20th Ave. The site is served by a private driveway
coming off the county road (20th Ave)
Land Cover
Pre-settlement land cover (Marschner) was forested big woods.
The Minnesota Land Cover Classification System (MLCCS) identifies the southeastern
parcel as deciduous forest and cattail marsh. This area currently wetlands scattered
throughout the site. Moving north the land transitions to cultivated herbaceous
vegetation. This area of the site is currently agricultural and farmed for row crops.
Soils
The soils within the agricultural area consist of Nessel Fine sandy loam and Hayden fine
sandy loam. These consist of a layer of silty sand and sandy lean clay. A soils report was
not required for this project. The applicant is not proposing to change the soils as part
of the project.
The proposed soils that will be stockpiled on site will consist primarily of black dirt with
organic top soil. The type of stockpile material is limited to topsoil borrow as identified
in Minnesota Department of Transportation’s 2020 Standard Specification, Section
3877. Other materials are not allowed and will be required to be removed within 24
hours.
3
Rare, Unique, or Significant Resources
A Rare plant survey was not required for the IUP.
The majority of the site is currently farmed for agricultural row crops. The stockpile will
not have an impact on any wildlife habitat within the site.
Stormwater Management
Drainage patterns are being maintained throughout the proposed IUP. No permanent
stormwater management is required for the site at this time.
Erosion control will be required to be maintained around the stockpile while it is in
operation. Based on the proximity to two (2) impaired water bodies redundant
perimeter control is recommended. Erosion control will need to be maintained and
replaced throughout the life of the permit as needed to maintain the effectiveness of
the bmp’s.
Vegetation establishment of the stockpile will be required in areas that are not being
actively worked within 7 days. Vegetation establishment will lower the risk of
sedimentation and erosion.
Flood Plain
A portion of the site falls within a Zone A floodplain. No stockpiles or grading are
proposed to be in the floodplain area.
Shoreland District
The subject property is not located within the Shoreland Management Overlay District.
Wetlands
The Rice Creek Watershed District (RCWD) administers the Wetland Conservation Act
(WCA) for this area. Any wetland impacts will need to be approved by RCWD.
Wetlands preserved on site will need to meet RCWD and City buffer requirements.
No wetland impacts are being shown with the proposed IUP. It appears a wetland is
located directly east of the proposed stockpile area. This area should be delineated and
mapped to confirm the extent of the wetland. Once established the area should be
marked by gps to verify the wetland in the future and to limit any potential impacts.
Greenway System, Parks and Trails
4
Not Applicable
Tree Preservation
A Tree Preservation and Mitigation Plan was submitted with the IUP. Three (3) trees are
being shown for removal associated with the stockpile area. The trees being removed
are low quality trees and need to be removed for the stockpile operations.
No mitigation is required for the removal of the three trees. 29 existing trees will
remain on site. As part of the tree planting operation there will be 20,000 trees planted
on the site over the next several years. Trees will be harvested for sale once they reach
market size, however they will still provide benefits to the site while they are planted.
Landscaping
Landscaping is not required as part of the IUP
Environmental Review Considerations
Not applicable
Drinking Water Protection
The site is currently serviced by a private well onsite. Operations of the stockpile are
not expected to have any impacts on drinking water supply or protection
RECOMMENDATIONS
Staff has the following recommendations for consideration by the board:
1. Stockpile operation shall be limited to a 225’ X 225’ area and should be shown
on the final plans.
a. Material stockpiled on site shall be consist with Minnesota Department
of Transportation’s 2020 Standard Specification, Section 3877. Other
materials are not allowed and will be required to be removed within 24
hours.
2. Permitter control is required around the stockpile, redundant perimeter control
should be provided in relation to adjacent impaired waterbodies.
a. Permitter control shall be maintained and replaced while the stockpile is
operational. Replacement should occur when the bmp reaches 50%
capacity or if it becomes inoperable due to cuts, tears, breaks, or ect.
3. At least 50% of the stockpile should be established with vegetation at all times to
prevent erosion.
5
a. Any portion of the stockpile not being actively worked for 7 days must be
temporarily stabilized.
b. Provide details for seed mix, hydro mulch, and application rates within
the plan set.
4. Water suppression, soil binding agents, wind blocks, or other dust suppression
methods will be required if dust leaving the site becomes an issue as identified
by the City. Obtaining water to be used for dust control is the responsibility of
the owner.
5. No fill may be placed in adjacent wetlands or in the FEMA floodplain on the site.
Stockpile shall not encroach within 50-ft of the wetland boundaries and the
FEMA floodplain.
a. Mark boundary of wetland directly east of stockpile and gps the location
for future verification no fill has been placed.
6. Owner will permit a City Inspector to view the premises during normal business
hours.
7. Non-functioning equipment is not allowed to be stored on site. All equipment
shall be screened from public view.
8. Confirm with Rice Creek Watershed District if a Letter of Intent is required with
the associated fill and stockpile.
ATTACHMENTS
1. General Location Map
2. Project Narrative
3. Shuda Farms IUP Plan set
Alex Shuda
8196 20th Ave N
Lino Lakes, MN 44038
Katie A. Larsen, AICP
City of Lino Lakes
600 Town Center Pkwy
Lino Lakes, MN 55014
Via Email Only to: klarsen@linolakes.us
October 24, 2024
Re: Application for 8196 20th Avenue-Shuda Farms Site & Building Plan Review
Dear Ms. Larsen:
I am providing this letter in response to your October 21st request to provide a signed
narrative regarding our plans to start a tree farm at our family farm in Lino Lakes. As you
know, we currently use our land at 8196 20th Ave. to grow row crops. Growing row cops is a
permitted use for a property in a designated rural zone—as is operating a nursery. Currently,
we farm our land and help with combining and tilling for many neighboring farms. We are in
the process of transitioning to operating the tree farm and have matured approximately 800
trees in the last two years in our wind protected mature tree yard. Due to the spectacular
organic ground at 8196 20th Ave., we will be planting much of the ground with native organic
trees that will be sold on a wholesale (not retail) level, and used in our related landscaping
business. We anticipate having 20,000+ trees under production in a few years. We also
operate a landscaping business out of our shop in Centerville, which we do not intend to
change.
Process
Trees will be brought in from the west coast as bare root liners (seedlings and whips, without
dirt on the roots) in refrigerated trucks. We will store the bare root liners in the new buildings
under temperature-controlled conditions. The bare root liners will be potted up into
containers and/or directly buried into the ground to grow the trees. The stockpile of organic
black dirt on site will be used to pot up the trees and amend other soil as necessary. Trees
will be sold in three to eight years depending on the variety. Trees ready for sale will be
available in buckets and as B&B (ball and burlap). Replanting and harvesting of trees will
happen on an ongoing annual basis.
Black Dirt Stockpile
Our tree farm needs to maintain a black dirt stockpile along with compost and proprietary
organic soil amendments to plant the trees in buckets that will be buried directly in the
ground and to fill in each hole as the trees are harvested. We will produce compost from
pruning trees, gathering leaves, and clearing dead stock. This compost will be stored in a
stockpile. Using the nutrients from compost to grow the trees is a vital part of an eƯicient
organic tree farm.
Labor and Equipment
The barns will be used to house all the equipment required to operate a tree farm including,
but not limited to trucks, tractors, combines, skid steers, forklifts, spraying equipment,
planting pots, fertilizer, soil, hoses, rakes, shovels, miscellaneous tools, and trees and other
nursery products. Harvesting discs, harvesting spades, and harrows will be inside as much
as possible but may also be stored outside when the barns are filled with tree liners.
Palletized pots and peatmoss will be housed indoors as much as possible but may also be
stored outside during planting and harvesting. The equipment and its location may change
over time but the barns will be used to facilitate the operation of the nursery and to store
equipment necessary for its operation.
The Shuda family will provide much of the weekly maintenance. From time to time we
anticipate that employees of our landscaping business will also provide additional labor to
plant and harvest the trees. Two to four farm hands will also help with pruning and general
maintenance of the farm on a daily basis.
We understand that under the zoning code, a contractor shop and/or construction-related
business may not be operated and have its equipment stored on this site. However, neither
Alex’s Lawn and Turf nor DreamScapes Landscaping & Design are contractor shops or
construction-related businesses. Section 1007.001 of the Municipal Codes defines
“construction” as “[t]he erection, alteration or extension of a structure.” The zoning code
does not define “contractor’s shops.” Alex’s Lawn and Turf and DreamScapes provide a
variety of landscaping services, including sale and/or installation of trees, shrubs, and other
plants, that do not involve the erection, alteration, or extension of a structure.
We also understand that “Operation, parking, or storage of motor vehicles, equipment and
machinery which are incidental and customary to permitted or conditional uses allowed in
this district” is permitted as an accessory use under § 1007.100(6)(h). Vehicles, equipment,
and machinery incidental and customary to the operation of a commercial nursey may be
stored on the property from time to time.
We hope this information is suƯicient for your purposes, but please do not hesitate to
contact us with any additional questions.
Sincerely,
Alex Shuda
4874-3294-4370, v. 1
EARTH MOVING AREA
EXISTING WETLAND AREA
Existing Drainage
Existing Drainage
900
906
906
904
904
906
908
890
906
904
906
906
904
900 898
900
906
896
896
920
910
904
904
926
2/1 SLOPE1/1 SLOPE
2/1 SLOPE 2/1 SLOPE
2/1 SLOPE
2/1 SLOPE
3/1 SLOPE
187.37'
15
7
.
5
1
'
6
6
.
2
'
54.3'
ofof
7087 20th Ave S, Centerville MN
Phone: (651) 415-1000
www.DreamScapesMN.com
l:\00_ dreamscapes\design projects 2022\alex\shuda farm\drawings\cad\24-7 shuda farm - site grading permit.dwgSave Date:12/02/24
Revisions:
1.10-15-24 Initial
2.11-15-24 City Comments
3.12-02-24 Additional Information
Shuda Farms
Location
8196 20th Ave N, Lino Lakes, MN 55038 3
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Landscape Architect under
the laws of the State of Minnesota 10/21/24
JAK
04/24/19
James A. Kalkes, RLA
45071
JAK
Know what's below.
before you dig.Call
R
EXISTING CONDITIONS 1
EARTH MOVING AREA
SILT FENCE
SILT FENCE
SILT FENCE
SILT FENCE
ROCK CONSTRUCTION ENTRANCE
904
904
906
906
EXISTING WETLAND AREA
Existing Drainage
Existing Drainage
904
90
6
900
906
906
904
904
906
908
890
906
904
906
906
904
900 898
900
906
896
896
920
910
904
904
926
2/1 SLOPE1/1 SLOPE
2/1 SLOPE 2/1 SLOPE
2/1 SLOPE
2/1 SLOPE
3/1 SLOPE
187.37'
15
7
.
5
1
'
66
.
2
'
54.3'
904
904
906
906
904
90
6
906
906
904
906
906
906
904
900
920
910
904
904
926
2/1 SLOPE1/1 SLOPE
2/1 SLOPE 2/1 SLOPE
2/1 SLOPE
2/1 SLOPE
3/1 SLOPE
187.37'
15
7
.
5
1
'
6
6
.
2
'
54.3'
ofof
7087 20th Ave S, Centerville MN
Phone: (651) 415-1000
www.DreamScapesMN.com
l:\00_ dreamscapes\design projects 2022\alex\shuda farm\drawings\cad\24-7 shuda farm - site grading permit.dwgSave Date:12/02/24
Revisions:
1.10-15-24 Initial
2.11-15-24 City Comments
3.12-02-24 Additional Information
Shuda Farms
Location
8196 20th Ave N, Lino Lakes, MN 55038 3
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Landscape Architect under
the laws of the State of Minnesota 10/21/24
JAK
04/24/19
James A. Kalkes, RLA
45071
JAK PROPOSED SITE CONDITIONS
2
#1- 45 SILVER MAPLE
#2- 21 ASH
#3-6 - 15 POPLAR
#7 - 21 SPRUCE
#8 - 10 POPLAR
#9 - 15 ASH
#11 - 13 MAPLE #10 - 12 ASH
#29 - 21 COTTON
#13 - 11 MAPLE
#14 - 20 APPLE
#15 - 20 SPRUCE
#16 - 6 WILLOW
#17 - 10 ASH
#18 - 6 WILLOW
#19 - 8 MAPLE
#20 - 8 WILLOW
#21 - 6 WILLOW
#22 - 21 COTTON
#23 - 10 ASH
#24 - 21 WILLOW
#25 - 18 POPLAR
NATIVE EDGE CONSISTING OF
ELM / ASH / MAPLE / POPLAR
20 TREES PER 1000SF
RANGE FROM 6" - 20"
#26 - 8 LOCUST
#27 - 10 LOCUST
#28 - 21 POPLAR
#12 - 12 ASH
ofof
7087 20th Ave S, Centerville MN
Phone: (651) 415-1000
www.DreamScapesMN.com
l:\00_ dreamscapes\design projects 2022\alex\shuda farm\drawings\cad\24-7 shuda farm - site grading permit.dwgSave Date:12/02/24
Revisions:
1.10-15-24 Initial
2.11-15-24 City Comments
3.12-02-24 Additional Information
Shuda Farms
Location
8196 20th Ave N, Lino Lakes, MN 55038 3
Print Name:
Signature:
Date:License #:
Drawn:
Designed:
Date:
I hereby certify that this plan, specification
or report was prepared by me or under my
direct supervision and that I am a duly
Licensed Landscape Architect under
the laws of the State of Minnesota 10/21/24
JAK
04/24/19
James A. Kalkes, RLA
45071
JAK Tree PRESERVATION PLAN 3
1
ENVIRONMENTAL BOARD
ITEM 6C
STAFF ORIGINATOR: Tom Hoffman, Environmental Coordinator
DATE: January 29, 2025
REQUEST: 416 BRF Enterprises, LLC CUP
CASE NUMBER: CU2024-003
CU2024-004
APPLICANT: BRF Enterprises, LLC
Attn: Mike Fuhr
1525 14th Avenue NW
New Brighton, MN 55112
OWNER: Lilac Street LLC
Attn: Michael Granger
12815 Goodview Avenue
White Bear Lake, MN 55110
INTRODUCTION
The applicant, BRF Enterprises, LLC, is proposing to operate an automotive
collision/repair shop and towing/recovery company at 416 Lilac Street.
The Land Use Application is for the following:
• Conditional Use Permit
o Automobile Repair-Major and Minor
• Conditional Use Permit
o Outdoor Storage
• Site and Building Plan Review
This staff report is based on the followings plan sets:
• ALTA/NSPS Land Title Survey prepared by E.G. Rud & Sons, Inc. dated October
29, 2024
• Civil Plan Set prepared by Plowe Engineering, Inc. dated December 6, 2024
• Architectural Plan Set prepared by Lampert Architects dated December 5, 2024
• Landscape Plan Set prepared by Lampert Architects dated December 5, 2024
• Photometric Plan prepared by Luma Sales Associates dated December 5, 2024
2
• Stormwater Drainage Report prepared by Plowe Engineering, Inc. dated
December 6, 2024
• Soil Borings prepared by Haugo GeoTechnical Services, LLC. dated November 27,
2024
BACKGROUND
BRF Enterprises, LLC is owned by Brandon Fuhr. He plans to operate a professional
automotive collision/repair shop and a towing/recovery company at 416 Lilac Street.
The existing building will be renovated and outdoor storage area hard surfaced and
fenced. See attached narrative for additional project details.
ANALYSIS
Current Zoning and Land Use
Current Zoning GI, General Industrial
Current Land Use Industrial
Future Land Use per CP Industrial
Utility Staging Area 1A=2018-2025
Current Proposal
The applicant is proposing to operate a professional automotive collision/repair shop
and a towing/recovery company at 416 Lilac Street. The existing building will be
renovated, and the outdoor storage area will be hard surfaced and fenced.
General Site Characteristics
The existing site is 1.07 acres. According to Anoka County records, the existing building
was constructed in 1985. The rear yard area is gravel surface. The site is relatively flat
with elevations ranging from 898 to 902 ft. Per the Stormwater Drainage Report, USDA
Web Soil Survey indicates Isanti fine sandy loam and Soderville fine sand soils dominate
the site.
Land Cover
Pre-settlement land cover (Marschner) was forested big woods.
Soils
3
Soil borings were completed as part of the project. Borings within the site show silty
sand with trace black moist organic matter (topsoil) at a depth of 0-1.5’, silty sand (sm)
and poorly graded sand with silt (SP-SM) at a depth of 1.5-12’. Ground water was
observed at 7.5’ at the time of borings. Based on the timing it is probable that ground
water fluctuates in this area and is higher during spring and wetter months.
Rare, Unique, or Significant Resources
A Rare plant survey was not required for the CUP.
Much of the site is currently impervious surface and has little to no wildlife benefits.
Stormwater Management
Per City Engineer Memo dated December 20, 2024, stormwater management for the
416 Lilac Street site consists of constructing a new sedimentation basin on the
northwest corner of the site.
Pre- and Post- Development Discharge Rates (cfs)
Condition 2-Year 10-Year 100-Year 10-Day
Snowmelt
Existing 3.96 6.14 10.23 Not required
Proposed 3.14 5.12 9.56 Not required
The southern portion of the site currently discharges into a city owned regional basin.
Pretreating runoff from this portion of the site prior to discharging to the larger basin is
recommended.
The stormwater management plan does not meet City requirements and shall be
revised.
Flood Plain
There are no floodplains located on site.
Shoreland District
The subject property is not located within the Shoreland Management Overlay District.
Wetlands
There are no wetlands on site.
4
Greenway System, Parks and Trails
Not Applicable
Tree Preservation
A tree preservation plan was not required for this project. The existing onsite trees will
not be impacted by the project. An additional autumn blaze is being proposed to be
planted on site.
Landscaping
Outdoor storage yards require a minimum 10ft tall wall or fence of permanent materials
and planting and provide shrub cover for 50% of the wall or fence on the exterior side.
At its discretion, the City Council may approve a modification or waiver from these
standards where the affected lot line adjoins another industrial property.
A new 10ft tall maintenance free screen fence is proposed around the entire perimeter
of the outdoor storage area. Shrub cover is provided for 50% of the west and south lot
line fencing.
Environmental Review Considerations
Not applicable
Drinking Water Protection
The site is currently serviced by the municipal water supply system and usage is not
expected to change.
RECOMMENDATIONS
Staff has the following recommendations for consideration by the board:
1. Remove proposed pavement from the Drainage and Utility Easement.
2. Extend proposed silt fence on east side of property line to connect to the
building. Grades are flat and potential runoff could extend to the north.
a. Silt fence along the east side of the building will limit sedimentation to
the east leaving the site.
3. Currently seed is being proposed on the west and south side of the property.
Per city code 1007.049 sod is required for ground cover in these locations.
4. City engineer to review stormwater management, currently does not meet city
requirements
5
a. Infiltration is not recommended based on business use and depth to
ground water
5. Fence to be evaluated for flow within the drainage and utility easement.
a. Portion of the site drains to the south property line before discharging
into a regional stormwater bmp. Confirm proposed privacy fence allows
for the flow of water through the site.
6. Rock mulch bed for landscaping to be flush with ground level. Plantings within
the drainage and utility easement shall not restrict water flow.
7. Plans call for a stabilized construction entrance, one is not shown on the ESC
plan. Update the ESC to show stabilized construction entrance.
a. Provide inlet protection in the catch basin at the NE corner of Lilac St and
4th Ave.
b. Add note that street sweeping of adjacent impervious surface is required
by the authorization of the City Engineer.
ATTACHMENTS
1. General Location Map
2. Project Narrative
3. 416 Lilac (BRF) CUP Plan set
4th
Ave
Lilac St
4th
Ave
Legend
Address Labels
Parcels
January 2, 2025
Map Powered By Datafi
±
1 in = 100 Ft
416 Lilac Street
Proposed Development Plan
BRF Enterprises, LLC
Building located at 416 Lilac St, Lino Lakes, MN
BRF Enterprises, LLC is owned by Brandon Fuhr. His plan is to open a professional
automotive collision/repair shop and a towing/recovery company from this location. He
will be updating the building with 3 phase power. He will be installing a paint booth/
mixing room inside with an additional overhead garage door and moving two interior
doors. On the exterior he will be removing gravel to meet setback requirements and
installing new outdoor lighting, a new maintenance-free privacy fence and asphalt
parking lot. He will be adding additional trees and plants to meet code, and he will be
adding a pond for surface water control.
Garbage and recycling features will be contained within the fenced area and will be
screened.
There is an existing well that is to remain and used for irrigation only.
The only exterior building changes will be adding vent piping for the paint area and the
construction of an overhead garage door .
This area includes manufacturing and heavy industrial businesses as well as a
government facility. He plans to create a professional business that fits in with the
surrounding businesses and offers services that the community can utilize.
33
33
FNDIP-1/2" 12251
899.0
INV 900.0
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FNDIP-1/2" 12251
FNDIP-1/2" OPEN
FNDIP-1/2" 14946
901.5
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901.5901.5
902.3
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902.4
902.5902.4902.3
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901.8
902.2
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901.1
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MAP24
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903
.
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901.7902.4
901.5 901.2
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901.9
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901.4
12" CMP
19.9
20
.
1
36.3
64
.
4
56.2
44
.
3
EXISTING BUILDING
FFE = 902.5
MAIN LEVEL AREA =
3,220 SF
20
20
DRAINAGE AND UTILITY EASEMENT
PER PLAT OF LINO LAKES PARK
DR
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900
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11.1
OVERHANG
71
.
2
87.0
(PUBLIC ROAD)
12" DIP
8" PVC
SITE ACCESS
EXISTING WELL TO BE SEALED PER
CITY AND MN DEPT. OF HEALTH
REQUIREMENTS UNLESS USED FOR
IRRIGATION
PK
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PKGSBPKGSBPKGSBPKGSBPKGSBPKGSBPKGSB
EXISTING GRAVEL SURFACE
TO BE PAVED (TYP)
BAFFLE WEIR
(SEE DETAIL)
(TOP OF BOARD AT 900.5
TO ACT AS EMERGENCY
OVERFLOW)
SEDIMENTATION BASIN
BOTTOM 897.0
OUTLET 900.0
HWL 900.5
8 C.Y. CLASS 3 RIP-RAP
W/ GEOTEXTILE FILTER FABRIC
X
X
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GENERAL NOTES
1.THE INFORMATION SHOWN ON THESE DRAWINGS CONCERNING TYPE AND LOCATION
OF EXISTING UTILITIES IS NOT GUARANTEED TO BE ACCURATE OR ALL INCLUSIVE.
THE CONTRACTOR IS RESPONSIBLE FOR MAKING HIS OWN DETERMINATION AS TO
TYPE AND LOCATION OF UTILITIES AS NECESSARY TO AVOID DAMAGE TO THESE
UTILITIES.
2.CALL GOPHER STATE ONE CALL AT LEAST 48 HOURS PRIOR TO ANY EXCAVATIONS
FOR EXISTING UTILITIES LOCATIONS.
3.THE CONTRACTOR SHALL FIELD VERIFY SIZE, ELEVATION, AND LOCATION OF
EXISTING UTILITIES AND NOTIFY ENGINEER OF ANY DISCREPANCIES PRIOR TO THE
START OF INSTALLATIONS.
4.ALL UTILITY AND STREET INSTALLATIONS SHALL CONFORM TO THE CITY STANDARD
SPECIFICATIONS AND DETAIL PLATES.
5.ALL WORK SHALL BE PERFORMED DURING CITY APPROVED WORKING HOURS.
6.PARKING, EQUIPMENT STORAGE OR MATERIAL STORAGE SHALL NOT BE ALLOWED ON
PUBLIC STREETS OR WITHIN PUBLIC RIGHT-OF-WAY.
7.NOTIFY CITY A MINIMUM OF 48 HOURS PRIOR TO THE COMMENCEMENT OF
CONSTRUCTION.
8.ALL ELECTRIC, TELEPHONE, AND GAS EXTENSIONS INCLUDING SERVICE LINES SHALL
BE CONSTRUCTED TO THE APPROPRIATE UTILITY COMPANY SPECIFICATIONS. ALL
UTILITY DISCONNECTIONS SHALL BE COORDINATED WITH THE APPROPRIATE UTILITY
COMPANY.
9.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING
TRAFFIC CONTROL, SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS,
FLAGMEN AND LIGHTS, AS NECESSARY TO CONTROL THE MOVEMENT OF TRAFFIC.
LEGEND
EXISTING GRAVEL
EXISTING HYDRANT
EXISTING WATER MAIN
EXISTING GATE VALVE
EXISTING STORM SEWER
EXISTING TELEPHONE PEDESTAL
(GUTTERLINE, BITUMINOUS SURFACE, OR GROUND
SURFACE UNLESS OTHERWISE INDICATED)
920.60
920.99
PROPOSED SPOT ELEVATION
EXISTING SPOT ELEVATION
PROPOSED SILT FENCES
928 PROPOSED CONTOUR
EXISTING CONTOUR
EXISTING OVERHEAD ELECTRICOHW
GE
EXISTING UTILITY POLE
EXISTING SANITARY SEWER
EXISTING ELECTRICAL PEDESTAL
EXISTING BITUMINOUS
EXISTING FLARED-END SECTION
EXISTING FENCEX
EXISTING CABLE PEDESTAL
PROPOSED DIRECTION OF DRAINAGE
930
EXISTING CONCRETE
930
EXISTING FIBER OPTIC BOXF
C
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T
EXISTING UNDERGROUND GAS LINEGAS
EXISTING UNDERGROUND TELEPHONEGAS
BY HAUGO GEOTECHNICAL SERVICES
PROPOSED SOIL BORING LOCATIONS
PROPOSED RIP-RAP
(22" x 34")
S:\PLOWE\CAD\24PROJ\2179 - 416 LILAC ST (LINO LAKES)\2179 CAD\2179 BASE 1.DWG
Thursday, December 5, 2024 11:53:41 AM
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24-2179
ALL EROSION AND SEDIMENT CONTROL MEASURES SHOWN ON THE PLANS OR
IMPLEMENTED IN THE FIELD SHALL BE IN ACCORDANCE WITH THE CITY REQUIREMENTS.
PHASE I:
1.INSTALL STABILIZED CONSTRUCTION ENTRANCE.
2.PROVIDE TEMPORARY PARKING AND STORAGE AREA.
3.INSTALL SILT FENCE AS SHOWN ON PLAN.
3.1.ADDITIONAL SILT FENCE MAY BE NECESSARY IF LOCAL CONDITIONS REQUIRE.
3.2.THE CONTRACTOR SHALL MAINTAIN SILT FENCE, INCLUDING THE REMOVAL OF
ACCUMULATED SEDIMENT, THROUGH COMPLETION OF BUILDING
CONSTRUCTION.
3.3.SILT FENCE SHALL REMAIN IN-PLACE UNTIL SITE HAS BEEN STABILIZED.
3.4.CONTRACTOR TO PROVIDE ADDITIONAL SILT FENCE, BIOROLLS, EROSION
CONTROL BLANKET, OR OTHER APPROVED EQUAL FOR ANY SLOPES THAT
APPEAR TO BE FAILING. (NOTE : EROSION CONTROL BLANKET MUST HAVE
NON-FIXED JOINTS AND BE FULLY BIODEGRADABLE; ANY BLANKET NETTING
MUST BE LOOSE-WEAVE.)
4.INSTALL INLET PROTECTION FOR ALL EXISTING STORM SEWER STRUCTURES (AS
APPLICABLE).
5.PROVIDE TREE PROTECTION FENCING IN ACCORDANCE WITH CITY TREE
PROTECTION FENCE DETAIL (GEN-27).
6.PERFORM SITE GRADING ON AN AREA-BY-AREA BASIS TO MINIMIZE UNSTABILIZED
AREAS.
6.1.CONTRACTOR MUST IMMEDIATELY INITIATE STABILIZATION OF EXPOSED SOIL
AREAS, AND COMPLETE THE STABILIZATION WITHIN SEVEN (7) CALENDAR DAYS
AFTER THE CONSTRUCTION ACTIVITY IN THAT PORTION OF THE SITE
TEMPORARILY OR PERMANENTLY CEASES.
7.PAY SPECIAL ATTENTION TO ADJACENT PROPERTY LINES TO ENSURE THE EROSION
CONTROL PRACTICES INPLACE IN THOSE AREAS PREVENT MIGRATION OF SEDIMENT
ONTO ADJACENT PROPERTIES.
8.STABILIZE SOIL STOCKPILES; STABILIZATION SHALL BE INITIATED IMMEDIATELY.
9.FINAL GRADE SWALE AREAS UPON STABILIZATION OF UPSTREAM AREAS.
10.CONTRACTOR SHALL BE RESPONSIBLE TO SWEEP/SCRAPE ADJACENT STREETS
WHEN MATERIALS OR DEBRIS HAVE WASHED/FLOWED ONTO ADJACENT STREETS OR
AS DIRECTED BY CITY.
PHASE II:
1.INSTALL RIP-RAP AT FLARED-END SECTIONS (AS APPLICABLE).
2.INSTALL TEMPORARY INLET PROTECTION FOR ALL STORM SEWER INLET
STRUCTURES IN PAVING AREAS (AS APPLICABLE).
3.INSTALL UTILITIES INCLUDING SANITARY SEWER, WATER MAIN, STORM SEWER (AS
APPLICABLE.)
4.COMPLETE GRADING AND INSTALL SEED OR SOD IN DISTURBED PERVIOUS AREAS
(PER LANDSCAPE PLAN).
5.REMOVE ALL TEMPORARY EROSION AND SEDIMENT CONTROL DEVICES ONLY AFTER
SITE HAS BEEN STABILIZED.
** SEEDED AREAS SHALL BE EITHER MULCHED OR COVERED BY BIODEGRADABLE, NON
FIXED JOINT FIBROUS BLANKETS TO PROTECT SEEDS AND LIMIT EROSION.
* MOW A MINIMUM OF:
RESIDENTIAL TURF - ONCE PER 2 WEEKS
COMMERCIAL TURF - ONCE PER 4 WEEKS
3885 (CATEGORY 2)WOOD FIBER BLANKET
3881FERTILIZER
3882 (TYPE 1 - DISC ANCHORED)MULCH
* FOR TURF ESTABLISHMENT
ITEM
3876SEED **
3878SOD
MNDOT SPECIFICATION/NOTES
MNDOT MIX 25-131 (220 LBS/ACRE)
MNDOT MIX 25-131 (120 LBS/ACRE)
COMMERCIAL TURF
RESIDENTIAL TURF
REVEGETATION SPECIFICATIONS
TIMING FOR EROSION & SEDIMENT CONTROL
R
Call before you dig.
below.Know what's
LOT AREA = 46,425 SF
AREA OF DISTURBANCE = 10,400 SF
= 0.24 ACRES
TOTAL IMPERVIOUS = 30,274 SF
GRADING INFORMATION
33
33
FNDIP-1/2" 12251
899.0
INV 900.0
TOP
FNDIP-1/2" 12251
FNDIP-1/2" OPEN
FNDIP-1/2" 14946
901.5
9
0
1
.
8
901.5
901.5901.5
902.3
901.8
902.1902.4
902.2
902.5
902.7
902.3
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902.5
902.6
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.
4
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902.2
902.6
902.5
902.2
902.2
902.5
FFE GAR
902.3
902.3
901.9902.0
902.5
902.6
902.4
902.4
902.1
902.1
902.1
902.0
901.8
901.6
901.4
TOP
901.6
902.0
902.1
901.6 901.0
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900.8
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901.6901.6
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901.3
902.3
902.1
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897.4
INV
898.9
TOP
899.2898.2
899.1
901.2
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899.0
901.0
898.1
INV899.6
TOP
902.3
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901.3
901.3
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901.8
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902.3 902.4 902.5
902.3
902.0
901.5
902.1
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902.5
902.5
901.1
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902.2
902.4
902.5902.4902.3
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901.8
902.2
900.4
INV
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901.1
899.2
INV
902.3
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901.8
MAP24
902.6
903
.
0
902.2
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901.5 901.2
902.5902.0
901.9
902.0
901.5
901.4
12" CMP
12
"
C
M
P
19.9
20
.
1
36.3
64
.
4
56.2
44
.
3
EXISTING BUILDING
FFE = 902.5
MAIN LEVEL AREA =
3,220 SF
20
20
DRAINAGE AND UTILITY EASEMENT
PER PLAT OF LINO LAKES PARK
DR
A
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900
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(PUBLIC ROAD)
12" DIP
8" PVC
SITE ACCESS
EXSITING 12" FES
INV 900.38
EXSITING 12" FES
INV 899.24
91'-12" CMP
@ 1.25%
EXISTING FENCE TO BE REMOVED (TYP)
PK
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PK
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B
PK
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PK
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PK
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PK
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PK
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PK
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PK
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PK
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PK
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PKGSB PKGSB PKGSB PKGSB PKGSB PKGSB PKGSB
PK
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PK
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PK
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PK
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PK
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PK
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PK
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PK
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PK
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PK
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PK
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PKGSBPKGSBPKGSBPKGSBPKGSBPKGSBPKGSB
EXISTING GRAVEL WITHIN PARKING SETBACK
TO BE REMOVED (TYP)
EXISTING BITUMINOUS
TO BE REMOVED (SAWCUT)
EXISTING 12" CMP AND
APRONS TO BE REMOVED
SB1
SB2
GENERAL NOTES
1.THE INFORMATION SHOWN ON THESE DRAWINGS CONCERNING TYPE AND LOCATION
OF EXISTING UTILITIES IS NOT GUARANTEED TO BE ACCURATE OR ALL INCLUSIVE.
THE CONTRACTOR IS RESPONSIBLE FOR MAKING HIS OWN DETERMINATION AS TO
TYPE AND LOCATION OF UTILITIES AS NECESSARY TO AVOID DAMAGE TO THESE
UTILITIES.
2.CALL GOPHER STATE ONE CALL AT LEAST 48 HOURS PRIOR TO ANY EXCAVATIONS
FOR EXISTING UTILITIES LOCATIONS.
3.THE CONTRACTOR SHALL FIELD VERIFY SIZE, ELEVATION, AND LOCATION OF
EXISTING UTILITIES AND NOTIFY ENGINEER OF ANY DISCREPANCIES PRIOR TO THE
START OF INSTALLATIONS.
4.ALL UTILITY AND STREET INSTALLATIONS SHALL CONFORM TO THE CITY STANDARD
SPECIFICATIONS AND DETAIL PLATES.
5.ALL WORK SHALL BE PERFORMED DURING CITY APPROVED WORKING HOURS.
6.PARKING, EQUIPMENT STORAGE OR MATERIAL STORAGE SHALL NOT BE ALLOWED ON
PUBLIC STREETS OR WITHIN PUBLIC RIGHT-OF-WAY.
7.NOTIFY CITY A MINIMUM OF 48 HOURS PRIOR TO THE COMMENCEMENT OF
CONSTRUCTION.
8.ALL ELECTRIC, TELEPHONE, AND GAS EXTENSIONS INCLUDING SERVICE LINES SHALL
BE CONSTRUCTED TO THE APPROPRIATE UTILITY COMPANY SPECIFICATIONS. ALL
UTILITY DISCONNECTIONS SHALL BE COORDINATED WITH THE APPROPRIATE UTILITY
COMPANY.
9.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING
TRAFFIC CONTROL, SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS,
FLAGMEN AND LIGHTS, AS NECESSARY TO CONTROL THE MOVEMENT OF TRAFFIC.
LEGEND
EXISTING GRAVEL
EXISTING HYDRANT
EXISTING WATER MAIN
EXISTING GATE VALVE
EXISTING STORM SEWER
EXISTING TELEPHONE PEDESTAL
(GUTTERLINE, BITUMINOUS SURFACE, OR GROUND
SURFACE UNLESS OTHERWISE INDICATED)
920.60
920.99
PROPOSED SPOT ELEVATION
EXISTING SPOT ELEVATION
PROPOSED SILT FENCES
928 PROPOSED CONTOUR
EXISTING CONTOUR
EXISTING OVERHEAD ELECTRICOHW
GE
EXISTING UTILITY POLE
EXISTING SANITARY SEWER
EXISTING ELECTRICAL PEDESTAL
EXISTING BITUMINOUS
EXISTING FLARED-END SECTION
EXISTING FENCEX
EXISTING CABLE PEDESTAL
PROPOSED DIRECTION OF DRAINAGE
930
EXISTING CONCRETE
930
EXISTING FIBER OPTIC BOXF
C
E
T
EXISTING UNDERGROUND GAS LINEGAS
EXISTING UNDERGROUND TELEPHONEGAS
BY HAUGO GEOTECHNICAL SERVICES
PROPOSED SOIL BORING LOCATIONS
PROPOSED RIP-RAP
NO
R
T
H
1 INCH = 20 FEET
HORIZONTAL
20 0 10 20 40
(22" x 34")
S:\PLOWE\CAD\24PROJ\2179 - 416 LILAC ST (LINO LAKES)\2179 CAD\2179 BASE 1.DWG
Thursday, December 5, 2024 11:53:41 AM
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below.Know what's
GENERAL NOTES
1.THE INFORMATION SHOWN ON THESE DRAWINGS CONCERNING TYPE AND LOCATION
OF EXISTING UTILITIES IS NOT GUARANTEED TO BE ACCURATE OR ALL INCLUSIVE.
THE CONTRACTOR IS RESPONSIBLE FOR MAKING HIS OWN DETERMINATION AS TO
TYPE AND LOCATION OF UTILITIES AS NECESSARY TO AVOID DAMAGE TO THESE
UTILITIES.
2.CALL GOPHER STATE ONE CALL AT LEAST 48 HOURS PRIOR TO ANY EXCAVATIONS
FOR EXISTING UTILITIES LOCATIONS.
3.THE CONTRACTOR SHALL FIELD VERIFY SIZE, ELEVATION, AND LOCATION OF
EXISTING UTILITIES AND NOTIFY ENGINEER OF ANY DISCREPANCIES PRIOR TO THE
START OF INSTALLATIONS.
4.ALL UTILITY AND STREET INSTALLATIONS SHALL CONFORM TO THE CITY STANDARD
SPECIFICATIONS AND DETAIL PLATES.
5.ALL WORK SHALL BE PERFORMED DURING CITY APPROVED WORKING HOURS.
6.PARKING, EQUIPMENT STORAGE OR MATERIAL STORAGE SHALL NOT BE ALLOWED ON
PUBLIC STREETS OR WITHIN PUBLIC RIGHT-OF-WAY.
7.NOTIFY CITY A MINIMUM OF 48 HOURS PRIOR TO THE COMMENCEMENT OF
CONSTRUCTION.
8.ALL ELECTRIC, TELEPHONE, AND GAS EXTENSIONS INCLUDING SERVICE LINES SHALL
BE CONSTRUCTED TO THE APPROPRIATE UTILITY COMPANY SPECIFICATIONS. ALL
UTILITY DISCONNECTIONS SHALL BE COORDINATED WITH THE APPROPRIATE UTILITY
COMPANY.
9.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING
TRAFFIC CONTROL, SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS,
FLAGMEN AND LIGHTS, AS NECESSARY TO CONTROL THE MOVEMENT OF TRAFFIC.
LEGEND
EXISTING GRAVEL
EXISTING HYDRANT
EXISTING WATER MAIN
EXISTING GATE VALVE
EXISTING STORM SEWER
EXISTING TELEPHONE PEDESTAL
(GUTTERLINE, BITUMINOUS SURFACE, OR GROUND
SURFACE UNLESS OTHERWISE INDICATED)
920.60
920.99
PROPOSED SPOT ELEVATION
EXISTING SPOT ELEVATION
PROPOSED SILT FENCES
928 PROPOSED CONTOUR
EXISTING CONTOUR
EXISTING OVERHEAD ELECTRICOHW
GE
EXISTING UTILITY POLE
EXISTING SANITARY SEWER
EXISTING ELECTRICAL PEDESTAL
EXISTING BITUMINOUS
EXISTING FLARED-END SECTION
EXISTING FENCEX
EXISTING CABLE PEDESTAL
PROPOSED DIRECTION OF DRAINAGE
930
EXISTING CONCRETE
930
EXISTING FIBER OPTIC BOXF
C
E
T
EXISTING UNDERGROUND GAS LINEGAS
EXISTING UNDERGROUND TELEPHONEGAS
BY HAUGO GEOTECHNICAL SERVICES
PROPOSED SOIL BORING LOCATIONS
PROPOSED RIP-RAP
33
33
FNDIP-1/2" 12251
899.0
INV 900.0
TOP
FNDIP-1/2" 12251
FNDIP-1/2" OPEN
FNDIP-1/2" 14946
902.5
FFE GAR
897.4
INV
898.9
TOP
898.1
INV899.6
TOP
MB
12" CMP
19.9
20
.
1
36.3
64
.
4
56.2
44
.
3
EXISTING BUILDING
FFE = 902.5
MAIN LEVEL AREA =
3,220 SF
20
20
DRAINAGE AND UTILITY EASEMENT
PER PLAT OF LINO LAKES PARK
DR
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PIN No. 17-31-22-22-0007
Owner: Lloyd McKinney
Address: Unassigned PIN No. 17-31-22-22-0005
Owner: Advanced Concrete Const.
Address: 432 Lilac Street
PIN No. 17-31-22-22-0008
Owner: Lloyd McKinney
Address: 7582 4th Avenue
(PUBLIC ROAD)
12" DIP
8" PVC
SITE ACCESS
EXSITING 18" FES
INV 897.42
EXSITING 18" FES
INV 898.12
42'-18" CMP
@ 1.67%
EXISTING HYDRANT
AND GATE VALVE
EXISTING 12" DIP W.M.
EXISTING 8" PVC SANITARY SEWER
EXSITING 18" FES
INV 899.04
6" DIP
EXISTING WELL TO BE SEALED PER
CITY AND MN DEPT. OF HEALTH
REQUIREMENTS UNLESS USED FOR
IRRIGATION
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EXISTING 1" WATER SERVICE
W/ CURB STOP AND 4" PVC
SANITARY SEWER SERVICE
(LOCATION OF EXTENSIONS TO
BUILDING UNKNOWN)
X
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XXXXXXXXXXXXXXXXXX
SB1
SB2
NO
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1 INCH = 20 FEET
HORIZONTAL
20 0 10 20 40
(22" x 34")
S:\PLOWE\CAD\24PROJ\2179 - 416 LILAC ST (LINO LAKES)\2179 CAD\2179 BASE 1.DWG
Thursday, December 5, 2024 11:53:41 AM
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R
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below.Know what's
S:\PLOWE\CAD\24PROJ\2179 - 416 LILAC ST (LINO LAKES)\2179 CAD\2179 BASE 1.DWG
Thursday, December 5, 2024 11:53:41 AM
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24-2179
MIN. EMBEDMENT 2' FROM TOP OF BOARD.
BOLTS REQUIRED
NOTE: STAINLESS STEEL NON-RUSTING
2" X 6" PRESSURE
TREATED BOARDS (TYP)
EL=898.00
3.
5
-
F
E
E
T
EL=900.50
EL=899.60
EL=899.00
3:1
MIN. 8" OF 3" WASHED ROCK
4-FEET
WITH FILTER FABRIC
CLASS II RIPRAP
WITH FILTER FABRIC
SIDE VIEW
BOARD 1
BOARD 2
4-FEET
NWL=900.00
PLAN VIEW
NOTES:
1.USE 4' MAXIMUM SPACING BETWEEN POSTS.
2.STAINLESS STEEL NON-RUSTING BOLTS
REQUIRED MINIMUM 4" X 4" PRESSURE
TREATED POSTS (4' MIN.
BURY)
BAFFLE WEIR
N.T.S.
1
ENVIRONMENTAL BOARD
ITEM 6D
STAFF ORIGINATOR: Tom Hoffman, Environmental Coordinator
DATE: January 29, 2025
REQUEST: Burque Estates Concept Plan PUD
CASE NUMBER: PZC2024-0001
APPLICANT: Lino Lakes Partners, LLC
6150 202nd Street
Forest Lake, MN 55025
OWNER: Frances Burque
6518 20th Ave
Lino Lakes, MN 55038
INTRODUCTION
The applicant, Lino Lakes Partners, LLC, is proposing to build a residential development
proposing 58 single family lots.
This staff report is based on the followings plan sets:
• Civil Plan Set prepared by Larson Engineering, Inc. dated January 13, 2025
• Burque Estates Narrative dated January 13, 2025
BACKGROUND
The applicant, Lino Lakes Partners, LLC, is proposing a planned unit development
located on the easterly boundary is 35E, the westerly boundary is Centerville Road, and
it lies south of the Northpointe Development.
The development contains approximately 59 acres gross acres of land, 15 acres
developable consisting of residential housing. The proposed development is called
Burque Estates.
ANALYSIS
Current Zoning and Land Use
2
Current Zoning R, Rural
Current Land Use Agricultural
Future Land Use per CP Low Density Sewered Residential
Urban Reserve
Utility Staging Area 1B=2025-2030
3=Post 2040
Current Proposal
The attached applicant’s narrative provides a detailed description of the project. The
proposed concept plan shows 58 single family residential homes.
General Site Characteristics
The existing site consists of three parcels totaling 59.32 acres. The site is currently
composed of three adjacent parcels, which are zoned Rural. There is one home on the
site, a large wetland area, mowed fields, several small ponds, and a private ditch.
The site is bounded by the Northpointe residential subdivision to the north, rural single-
family homes to the south, highway 35E on the east, and agricultural land to the west.
Land Cover
Pre-settlement land cover (Marschner) was oak openings and barrens, aspen-oak land,
and wet prairie.
Current land cover is: wet meadow, cropland, oak woodland, spruce/fir trees, floodplain
forest, ponds, seasonally flooded altered/non-native dominated emergent vegetation,
medium-tall grass altered/non-native dominated grassland, and altered/non-native
deciduous forest.
Soils
Soil borings have not been submitted but will be required with future plans. The web
soil survey shows the wetland area soil is Rifle mucky peat that is hydrologic soil type
A/D, very poorly drained, with a water table varying between a foot below to a foot
above ground level. For dual class soil types, the first letter applies to the drained
condition, the second to the undrained condition. In this case, these soils have a low
runoff potential when drained, and a high runoff potential when poorly drained.
3
The rest of the site is comprised of Hayden fine sandy loam, Nessel fine sandy loam,
Kingsley fine sandy loam, and Braham loamy fine sand which are moderately well
drained to well drained soils that are in hydrologic soil type B. These soil types have a
moderately low runoff potential and unimpeded water transmission through soil.
Rare, Unique, or Significant Resources
A Rare plant survey was not required for the PUD.
Any wetlands impacted by the project shall have a significant resources survey
completed.
Stormwater Management
The Burque owned area of the site, 58.24 acres, overland flows to onsite private
ditches that then flow through a culvert under 20th Ave and eventually outlets to Lake
Amelia within VLAWMO. There is a culvert under I 35E at the Burque Property that
brings water from the east side of I 35E to the site.
The concept plan identifies proposed surface water management. The applicant will
be required to meet the City of Lino Lakes and VLAWMO rules for surface water
management. Evaluation of stormwater bmp’s will be completed with future
submittals.
The site ultimately discharges into Lake Amelia, Amelia is one of the few water bodies
in the city that currently does not have an impaired designation. Stormwater
management should be taken above requirements to protect the adjacent water
resource.
Flood Plain
The site falls within the flood management zone, flood zones should not encroach into
lots.
Grading and construction of storm water management best management practices
(BMP’s) are permissible with the flood plain. Any filling of flood plain will require
mitigation and FEMA approval.
Shoreland District
The subject property is not located within the Shoreland Management Overlay District.
Wetlands
4
The site includes 35 acres of wetland and buffer. An approved wetland delineation will
be required. The applicant will need to work with VLAMWO for Wetland Conservation
Act regulations.
Greenway System, Parks and Trails
The 2040 comprehensive plan shows the greenway system extending along the existing
ditches to the freeway. It also shows a connection to the north to existing facilities.
Proposed trails should be shown from the existing northern facilities through the site.
Staff recommends the trail follow the buffer of the wetlands through the back yards.
Having the trail in the back yards will act as a hard buffer between the lots and the
wetlands to prevent encroachment. It will also allow residents to be closer to the
wetlands and water resources through out the site.
Tree Preservation
A tree preservation plan is required for this project. Provide additional information on
all trees on site meeting the definition of significant as defined in city code 1001.007.
Calculations shall be provided showing mitigation of trees outside of the basic use area.
Stormwater ponding should be shown outside of areas that have trees where feasible.
Landscaping
Boulevard trees are required at the rate of one (1) tree per lot frontage for single family
and two-family lots. Open areas shall be landscaped. Landscape screening and buffers
shall be installed along 35E.
Noise mitigation techniques and berms along 35E may be required at the time of
development. The landscape plans shall comply with Section 1007.043 (17), Required
Screening, Landscaping and Buffer Yards of the zoning ordinance.
A noise study will be required as part of the proposed development. Staff will work with
the developer after the completion of the study to see what the required mitigation
measures will be.
Environmental Review Considerations
Not applicable
Drinking Water Protection
5
There is an existing 16-inch diameter trunk watermain within Cypress St that will need
to be looped to the existing 16-inch diameter trunk watermain at Birch St. A 12-inch
diameter watermain will need to be extended south through the property or along 20th
Avenue. It should then loop back to the existing 8-inch diameter watermain within
Chestnut St.
The project is located within the Lino Lakes East wellhead protection area. This DWSMA
is considered high in vulnerability.
RECOMMENDATIONS
Staff has the following recommendations for consideration by the board:
1. Tree preservation notes that trees 18” in diameter are shown and make up 144
trees. The requirements of the city is to show deciduous trees 6” or larger in
diameter and coniferous trees 12’ or taller
a. Update the tree preservation plan to include all significant trees as
defined in city code 1001.007.
b. Provide a table showing each tree by species, diameter/height, condition,
and if it is being removed.
c. Future submittals shall include calculations for mitigation of trees outside
of the basic use area. All removals outside of the basic use area will
require mitigation and calculations should be provided on future plans.
d. Provide removal of dead ash trees within dedicated park and open space
to limit maintenance required by the city once ownership is transferred.
2. Submit a wetland delineation for the site.
a. Mitigation will be required for any wetland impacts.
b. Avoidance of wetlands should be considered, move stormwater
management outside of existing wetlands.
c. Rare, unique, and significant resources survey should be performed for
impacted wetlands.
3. The site is shown to be within the flood plain. Provide information on base flood
elevations for zone A.
a. Any impacts to the floodplain will require compensatory storage be
provided.
4. Wetland buffers should have a minimum width of 25 feet and be 50 feet wide on
average.
5. Submit stormwater modeling for the site
a. Storm water pond design should take into account the site’s location in a
highly vulnerable area of the Drinking Water Supply Management Area.
This may limit infiltration possibilities on the site.
b. A portion of this site is within the Lake Amelia Ditch Study. BMP’s should
be incorporated into the final design as shown on the study
6
c. Lake Amelia is currently not listed as an impaired water body. The
proximity of the project site to the lake and the drainage ditch that flows
into the lake is crucial. Extra effort should be taken for stormwater
management to protect the existing ditches and downstream resources.
d. Water reuse should be explored as an option for any irrigation within the
site.
6. Maintain the function and flow of the existing ditches within the property. The
ditch system drains the site and upstream areas east of the freeway. Existing
drainage areas will need to be preserved.
a. Opportunities exist for rerouting the ditches with the proposed
development along with restoration along the corridor.
7. The 2040 Comprehensive plan shows a portion of the site, along both ditches
being part of the greenway system.
a. Show the greenway system on future submittals and connection to the
north to existing parks and trails facilities
b. Provide conservation easements over all wetland and open space in the
development to ensure connectivity with existing and future
development.
8. Opportunities for wetland restoration onsite with the development. Potential
wetland mitigation onsite. Preserve and enhance all wetlands where feasible.
9. The site is located within the Lino Lakes East wellhead protection area.
Consideration for the vulnerability of the DWSMA should be considered during
future proposals.
10. Complete a noise study as part of the development to see if any mitigation will
be required.
11. The project will disturb more than an acre of soil and will be required to obtain
an NPDES permit. Proof of permit shall be required before construction.
12. A SWPPP shall be required in additional submittals as required by the MPCA
meeting sections 5.2-5.26
a. Final erosion and sediment control will be reviewed with future
submittals
b. Redundant perimeter control will be required around all wetlands onsite
where a 50’ natural buffer cannot be maintained during construction.
Redundant perimeter control should be spaced 3-5’ apart.
ATTACHMENTS
1. General Location Map
2. Project Narrative
3. Burque Estates PUD Concept Plan set
Burque Estates
Narrative
Burque Estates is 50 acres of land. Its easterly boundary is 35E, the westerly boundary is
Centerville Road, and it lies south of the Northpointe Development. The property consists
of several acres of wetlands (see concept plan). There is a 30’ wetland buffer that has been
taken into consideration in the design. The area for building is mostly open grass with one
single family home that will be removed. There is a flowage area across outlot “C” for 35E.
There are 15 acres of developable land after subtracting the wetlands, R/W and outlots.
There are 60 homes total creating a density of 3.67 homes per acre.
We are proposing a single-family development with an R2 zoning designation. The southerly
portion has a standard lot size of 65’ X 125’. Some of the homes will back up to 35E. We will
work with city staff to provide a sound buffer for the homes.
We are extending Chestnut Street south as planned in the city transportation plan, it will exit
onto 20th Avenue. We will work with Washington County Highway Department to determine
what needs to be provided for a turn lane. Property is being dedicated to R/W for a future
connection with Birch Street and Cyprus. Property is also being dedicated for a future
roundabout at 20th Avenue and Birch Street.
The Project would be built this year with construction starting in June of 2025.
PROJECT:
BURQUE ESTATES
LINO LAKES, MN
LINO LAKES PARTNERS, LLC
6150 202ND STREET
FOREST LAKE, MN 55025
VICINITY MAP INDEX OF DRAWINGS PROJECT CONTACTS
T
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C100
C200
C300
Title Sheet
Existing Conditions - Tree Survey (Cornerstone Land Surveying, Inc.)
Existing Conditions - Flood Plain (Cornerstone Land Surveying, Inc.)
Yield Plan (Cornerstone Land Surveying, Inc.)
Concept Plan (Cornerstone Land Surveying, Inc.)
Concept Subdivision Plan
Neighborhood Plan
Resource Inventory Plan
Civil Engineer:
Tom Herkenhoff, P.E.
Larson Engineering, Inc.
3524 Labore Road
White Bear Lake, MN 55110
651.481.9120
DescriptionRev.Date
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Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12246099
TJR/KBK
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12.09.24
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Thomas J. Herkenhoff, P.E.
Date: Lic. No.:
I hereby certify that this plan,
specifications or report was prepared
by me or under my direct supervision
and that I am a duly licensed
Professional Engineer under the laws
of the state of Minnesota.
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01.08.25 25520
TITLE SHEET
TCALL BEFORE YOU DIG!
TWIN CITY AREA:
TOLL FREE:1-800-252-1166
651-454-0002
Gopher State One Call
Site Location
Interstate 35E and Birch Street
Lino Lakes, MN
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WRGG244F#DRO.FRP
328 442
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SURVCDC02
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2.UNDERGROUND UTILITIES SHOWN 3ER )IELD LOCATES AND GIS 0A33ING
3ROVIDED %Y THE CITY O) LINO LAKES. THERE 0AY SO0E UNDERGROUND
UTILITIES GAS ELECTRIC ETC. NOT SHOWN OR LOCATED.
3.CONTOURS SHOWN 3ER LIDAR DATA O%TAINED )RO0 THE DNR 0NTO3O
WE%SITE. NOT )IELD VERI)IED.
4.ELEVATIONS %ASED ON G3S DERIVED VALUES )OR NAVD 88
5.3ORTIONS O) THIS 3RO3ERTY LIES WITHIN =ONE A =ONE AE AREAS
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0A3 NU0%ER 2003C030E HAVING AN E))ECTIVE DATE O) DECE0%ER TH
205 THE %ASE )LOOD ELEVATION )OR =ONE A IS 2.0. NOT )IELD VERI)IED.
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LOCATED %Y CORNERSTONE LAND SURVEYING ON 24.3ID25322300033ID2532233000
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HAVING AN E))ECTIVE DATE O) DECE0%ER TH 205. THE
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SURVEY )OR RE)ERENCE 3UR3OSES ONLY.
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DENOTES TREES LOCATED %Y
CORNERSTONE LAND SURVEYING INC.
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TREES 8 DIA0ETER OR GREATER (CONCE3T 3LAN RE4UIRE0ENT)
44 TREES SHOWN
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ZONE A
ZONE X
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ZONE X
ZONE X
ZONE A
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Gopher State One Call
LEGEND:
UNDERGROUND ELECTRIC
UNDERGROUND CABLE TV
UNDERGROUND FIBER OPTIC
UNDERGROUND TELEPHONE
OVERHEAD UTILITY
UNDERGROUND GAS
SANITARY SEWER
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AREA:
TOTAL AREA = 2,584,138 SQ.FT. / 59.32 ACRES
PID#25-31-22-32-0001
CONTACT:
CDC Consulting LLC,
C/O Todd Christenson
todd2414c@aol.com
763-268-9442
CDC2402
SURVCDC02
EXISTING
CONDITIONS
COUNTY/CITY:
REVISIONS:
PROJECT LOCATION:
LAND SURVEYING, INC.
CORNERSTONE
Suite #200
1970 Northwestern Ave.
Stillwater, MN 55082
Phone 651.275.8969
dan@cssurvey
.net
DATE REVISION
PROJECT NO.
FILE NAME
6518
20TH AVE.
CITY OF
LINO LAKES
ANOKA
COUNTY
6-29-24 CONCEPT PLAN
CERTIFICATION:
I hereby certify that this plan was prepared by
me, or under my direct supervision, and that I am
a duly Licensed Land Surveyor under the laws of
the state of Minnesota.
Daniel L. Thurmes Registration Number: 25718
Date:__________________6-29-24
BURQUEESTATES
SURVEY NOTES:
1.BEARINGS ARE BASED ON THE ANOKA COUNTY COORDINATE SYSTEM. DATE OF
PUBLISHED COORDINATES = SEPTEMBER 1ST, 2015
2.UNDERGROUND UTILITIES SHOWN PER FIELD LOCATES AND GIS MAPPING
PROVIDED BY THE CITY OF LINO LAKES. THERE MAY SOME UNDERGROUND
UTILITIES, GAS, ELECTRIC, ETC. NOT SHOWN OR LOCATED.
3.CONTOURS SHOWN PER LIDAR DATA OBTAINED FROM THE DNR MNTOPO
WEBSITE. NOT FIELD VERIFIED.
4.ELEVATIONS BASED ON GPS DERIVED VALUES FOR NAVD 88
5.PORTIONS OF THIS PROPERTY LIES WITHIN ZONE A, ZONE AE, AREAS
DETERMINED TO BE WITHIN THE 0.2% ANNUAL CHANCE FLOODPLAIN OTHER
AREAS INCLUDING BUILDINGS. OTHER AREAS ARE LOCATED IN SHADED ZONE X,
AND UNSHADED ZOINE X. AREAS DETERMINED TO BE OUTSIDE THE 0.2%
ANNUAL CHANCE FLOODPLAIN AS SHOWN ON FEMA FLOOD INSURANCE RATE
MAP NUMBER 27003C0370E HAVING AN EFFECTIVE DATE OF DECEMBER 16TH,
2015 THE BASE FLOOD ELEVATION FOR ZONE A IS 912.0. NOT FIELD VERIFIED.
6.WETLANDS DELINEATED BY ANDERSON DATED 9-11-24. WETLAND FLAGS
LOCATED BY CORNERSTONE LAND SURVEYING ON 9-16-24.PID#25-31-22-31-0003PID#25-31-22-33-0001
9-16-24 WETLANDS
LEGAL DESCRIPTION:
EASEMENT NOTES:
The following Legal Description is as shown on Land Title, Inc., as agent for First
American Title Insurance Company Title Commitment No. 698402, dated
September 17th, 2024.
That part of the unplatted Village of Lino Lakes, Section Twenty-five (25), Township Thirty-one
(31), Range Twentytwo (22) described as the Northwest one quarter (NW 1/4) of the Southwest
one quarter (SW 1/4) except that part taken by the State of Minnesota for highway. Pursuant to a
Lis Pendens filed on March 19, 1964. Subject to the right of access on the Northwesterly side of
the highway.
AND
That part of the Northeast one quarter (NE 1/4) of the Southwest one quarter (SW 1/4) lying
westerly of Highway I 35 Eastbound (I 35E); Subject to any easements of record; Section
Twenty-five (25), Township Thirty-one (31), Range Twenty-two (22).
AND
That part of the Southwest 1/4 of Southwest 1/4, Section Twenty-five (25}, Township Thirty-one
(31), Range Twenty-two (22) described as follows: Commencing on the Southwest corner of
Section Twenty-five (25), thence North on the Westerly line of Southwest 1/4 of Southwest 1/4 of
Section Twenty-five (25), Township Thirty-one (31), Range Twenty-two (22) a distance of 1100.5
feet to the actual point of beginning of the land to be described. Then continue North on said
Westerly line to the Northwest Corner of the Southwest 1/4 of Southwest 1/4 of Section
Twenty-five (25), Township Thirty-one (31), Range Twenty-two (22). Then Easterly on the North
line of said Southwest 1/4 to the most westerly right of way line of Interstate Highway 35E. Then
Southwesterly on said Westerly right of way line of 35E to a point a distance of 1219.4 feet North
of the South Line of the Southwest 1/4 of Southwest 1/4 of Section Twenty-five (25), Township
Thirty-one (31), Range Twentytwo (22) as measured along the Westerly right of way line of
Interstate Highway Number 35E. Then Westerly parallel to the North line of the Southwest 1/4 a
distance of 206.52 feet. Then Southwesterly on a line parallel to the Westerly right of way Tine of
Interstate No. 35E to a point of intersection with a line which is 728.78 feet North of and parallel
to the South line of Southwest 1/4 of Southwest 1/4 of Section Twenty-five (25),Township
Thirty-one (31), Range Twenty- two (22). Then Westerly parallel to the South line of said
Southwest 1/4 to a point a distance of 183 feet East of the West line of the Southwest 1/4 of
Southwest 1/4 of Section Twenty-five (25). Then Northerly parallel to the West line of said One-
quarter a distance of 371.72 feet. Then westerly parallel to the South line of the Southwest 1/4 of
Southwest 1/4 of Section Twenty-five (25), Township Thirty-one (31), Range Twenty-two (22) a
distance of 183 feet to the actual point of beginning and there terminating, Anoka County,
Minnesota.
Abstract Property
The following survey related exceptions appear on the Land Title,
Inc., as agent for First American Title Insurance Company Title
Commitment No. 698402, dated September 17th, 2024.
11. Final Certificate in regards to condemnation of land for Trunk
Highway purposes dated May 26, 1973, filed June 12, 1973 as
Document Number 390639. (AS SHOWN ON SURVEY)
12. Subject to road(s) as shown by available maps. (AS SHOWN ON
SURVEY)
11
12
A
B
C
A
B
C
11
11
12
12-3-24 TITLE COMMITMENT
1-7-25 REVISED
FLOOD ZONE LINES SHOWN PER FEMMA MAPPING AND NOT
FIELD VERIFIED. PORTIONS OF THIS PROPERTY LIES WITHIN ZONE
AE, AND ZONE A, AREAS DETERMINED TO BE WITHIN THE 0.2%
ANNUAL CHANCE FLOODPLAIN OTHER AREAS INCLUDING ALL
BUILDINGS ARE LOCATED IN ZONE X, AREAS DETERMINED TO BE
OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN AS SHOWN ON
FEMA FLOOD INSURANCE RATE MAP NUMBER 27003C0370E
HAVING AN EFFECTIVE DATE OF DECEMBER 16TH, 2015. THE
BASE FLOOD ELEVATION OF 912.0 (ZONE AE) IS SHOWN ON THE
SURVEY FOR REFERENCE PURPOSES ONLY.
FLOOD INFORMATION:
EXISTING WETLANDS
WL#1 = 1105743 SQ.FT.
WL#2 = 7412
WL#3 = 64480
WL#4 = 32237
WL#5 = 12520
TOTAL = 1,222,392
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DATE REVISION
3RO-ECT NO.
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58
20TH AVE.
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LINO LAKES
ANOKA
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2 24 CONCE3T 3LAN
CERTI)ICATION
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TOTAL AREA 258438 S4.)T. 5 .32 ACRES
SURVEY NOTES
.%EARINGS ARE %ASED ON THE ANOKA COUNTY COORDINATE SYSTE0. DATE O)
3U%LISHED COORDINATES SE3TE0%ER ST 205
2.UNDERGROUND UTILITIES SHOWN 3ER )IELD LOCATES AND GIS 0A33ING
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WE%SITE. NOT )IELD VERI)IED.
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5.3ORTIONS O) THIS 3RO3ERTY LIES WITHIN =ONE A =ONE AE AREAS
DETER0INED TO %E WITHIN THE 0.2 ANNUAL CHANCE )LOOD3LAIN OTHER
AREAS INCLUDING %UILDINGS. OTHER AREAS ARE LOCATED IN SHADED =ONE ;
AND UNSHADED =OINE ;. AREAS DETER0INED TO %E OUTSIDE THE 0.2
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205 THE %ASE )LOOD ELEVATION )OR =ONE A IS 2.0. NOT )IELD VERI)IED.
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LEGAL DESCRI3TION
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FUTURECYPRESSSTREETR/W
PID#25-32-22-32-0001
CONTACT:
CDC Consulting LLC,
C/O Todd Christenson
todd2414c@aol.com
763-268-9442
CDC2402
SURVCDC02
CONCEPT
PLAN
COUNTY/CITY:
REVISIONS:
PROJECT LOCATION:
LAND SURVEYING, INC.
CORNERSTONE
Suite #200
1970 Northwestern Ave.
Stillwater, MN 55082
Phone 651.275.8969
dan@cssurvey
.net
DATE REVISION
PROJECT NO.
FILE NAME
6518
20TH AVE.
CITY OF
LINO LAKES
ANOKA
COUNTY
6-29-24 CONCEPT PLAN
CERTIFICATION:
I hereby certify that this plan was prepared by
me, or under my direct supervision, and that I am
a duly Licensed Land Surveyor under the laws of
the state of Minnesota.
Daniel L. Thurmes Registration Number: 25718
Date:__________________6-29-24
BURQUEESTATES
PID#25-32-22-31-0003PID#25-32-22-33-0001
9-16-24 WETLANDS
LEGEND:
UNDERGROUND ELECTRIC
UNDERGROUND CABLE TV
UNDERGROUND FIBER OPTIC
UNDERGROUND TELEPHONE
OVERHEAD UTILITY
UNDERGROUND GAS
SANITARY SEWER
STORM SEWER
WATERMAIN
FENCE
CURB [TYPICAL]
CONCRETE SURFACE
BITUMINOUS SURFACE
FOUND MONUMENT
SET 1/2" IRON PIPE
MARKED RLS NO. 25718
CABLE TV PEDESTAL
AIR CONDITIONER
ELECTRIC MANHOLE
ELECTRIC METER
ELECTRIC PEDESTAL
ELECTRIC TRANSFORMER
LIGHT POLE
GUY WIRE
POWER POLE
GAS MANHOLE
GAS METER
TELEPHONE MANHOLE
TELEPHONE PEDESTAL
SANITARY CLEANOUT
SANITARY MANHOLE
CATCH BASIN
STORM DRAIN
FLARED END SECTION
STORM MANHOLE
FIRE DEPT. CONNECTION
HYDRANT
CURB STOP
WATER WELL
WATER MANHOLE
WATER METER
POST INDICATOR VALVE
WATER VALVE
BOLLARD
FLAG POLE
MAIL BOX
TRAFFIC SIGN
UNKNOWN MANHOLE
SOIL BORING
TRAFFIC SIGNAL
CONIFEROUS TREE
DECIDUOUS TREE
AREA:
TOTAL AREA = 2,584,138 SQ.FT. / 59.32 ACRES
SURVEY NOTES:
1.BEARINGS ARE BASED ON THE ANOKA COUNTY COORDINATE SYSTEM. DATE OF
PUBLISHED COORDINATES = SEPTEMBER 1ST, 2015
2.UNDERGROUND UTILITIES SHOWN PER FIELD LOCATES AND GIS MAPPING
PROVIDED BY THE CITY OF LINO LAKES. THERE MAY SOME UNDERGROUND
UTILITIES, GAS, ELECTRIC, ETC. NOT SHOWN OR LOCATED.
3.CONTOURS SHOWN PER LIDAR DATA OBTAINED FROM THE DNR MNTOPO
WEBSITE. NOT FIELD VERIFIED.
4.ELEVATIONS BASED ON GPS DERIVED VALUES FOR NAVD 88
5.PORTIONS OF THIS PROPERTY LIES WITHIN ZONE A, ZONE AE, AREAS
DETERMINED TO BE WITHIN THE 0.2% ANNUAL CHANCE FLOODPLAIN OTHER
AREAS INCLUDING BUILDINGS. OTHER AREAS ARE LOCATED IN SHADED ZONE X,
AND UNSHADED ZOINE X. AREAS DETERMINED TO BE OUTSIDE THE 0.2%
ANNUAL CHANCE FLOODPLAIN AS SHOWN ON FEMA FLOOD INSURANCE RATE
MAP NUMBER 27003C0370E HAVING AN EFFECTIVE DATE OF DECEMBER 16TH,
2015 THE BASE FLOOD ELEVATION FOR ZONE A IS 912.0. NOT FIELD VERIFIED.
6.WETLANDS DELINEATED BY ANDERSON DATED 9-11-24. WETLAND FLAGS
LOCATED BY CORNERSTONE LAND SURVEYING ON 9-16-24.
LEGAL DESCRIPTION:
EASEMENT NOTES:
The following Legal Description is as shown on Land Title, Inc., as agent for First
American Title Insurance Company Title Commitment No. 698402, dated
September 17th, 2024.
That part of the unplatted Village of Lino Lakes, Section Twenty-five (25), Township Thirty-one
(31), Range Twentytwo (22) described as the Northwest one quarter (NW 1/4) of the Southwest
one quarter (SW 1/4) except that part taken by the State of Minnesota for highway. Pursuant to a
Lis Pendens filed on March 19, 1964. Subject to the right of access on the Northwesterly side of
the highway.
AND
That part of the Northeast one quarter (NE 1/4) of the Southwest one quarter (SW 1/4) lying
westerly of Highway I 35 Eastbound (I 35E); Subject to any easements of record; Section
Twenty-five (25), Township Thirty-one (31), Range Twenty-two (22).
AND
That part of the Southwest 1/4 of Southwest 1/4, Section Twenty-five (25}, Township Thirty-one
(31), Range Twenty-two (22) described as follows: Commencing on the Southwest corner of
Section Twenty-five (25), thence North on the Westerly line of Southwest 1/4 of Southwest 1/4 of
Section Twenty-five (25), Township Thirty-one (31), Range Twenty-two (22) a distance of 1100.5
feet to the actual point of beginning of the land to be described. Then continue North on said
Westerly line to the Northwest Corner of the Southwest 1/4 of Southwest 1/4 of Section
Twenty-five (25), Township Thirty-one (31), Range Twenty-two (22). Then Easterly on the North
line of said Southwest 1/4 to the most westerly right of way line of Interstate Highway 35E. Then
Southwesterly on said Westerly right of way line of 35E to a point a distance of 1219.4 feet North
of the South Line of the Southwest 1/4 of Southwest 1/4 of Section Twenty-five (25), Township
Thirty-one (31), Range Twentytwo (22) as measured along the Westerly right of way line of
Interstate Highway Number 35E. Then Westerly parallel to the North line of the Southwest 1/4 a
distance of 206.52 feet. Then Southwesterly on a line parallel to the Westerly right of way Tine of
Interstate No. 35E to a point of intersection with a line which is 728.78 feet North of and parallel
to the South line of Southwest 1/4 of Southwest 1/4 of Section Twenty-five (25),Township
Thirty-one (31), Range Twenty- two (22). Then Westerly parallel to the South line of said
Southwest 1/4 to a point a distance of 183 feet East of the West line of the Southwest 1/4 of
Southwest 1/4 of Section Twenty-five (25). Then Northerly parallel to the West line of said One-
quarter a distance of 371.72 feet. Then westerly parallel to the South line of the Southwest 1/4 of
Southwest 1/4 of Section Twenty-five (25), Township Thirty-one (31), Range Twenty-two (22) a
distance of 183 feet to the actual point of beginning and there terminating, Anoka County,
Minnesota.
Abstract Property
The following survey related exceptions appear on the Land Title,
Inc., as agent for First American Title Insurance Company Title
Commitment No. 698402, dated September 17th, 2024.
11. Final Certificate in regards to condemnation of land for Trunk
Highway purposes dated May 26, 1973, filed June 12, 1973 as
Document Number 390639. (AS SHOWN ON SURVEY)
12. Subject to road(s) as shown by available maps. (AS SHOWN ON
SURVEY)
11
12
A
B
C
CALL BEFORE YOU DIG!
TWIN CITY AREA:TOLL FREE:1-800-252-1166651-454-0002
Gopher State One Call
0
NORTH
120 240
A
B
C
11
11
12
1-6-25 REVISE
R-2 ZONING STANDARDS
MINIMUM LOT AREA = 7500 SQ.FT.
MINIMUM WIDTH = 60'
MINIMUM WIDTH CORNER = 80'
MINIMUM DEPTH = 125'
PRINCIPAL BUILDING SETBACKS
FRONT = 25'
SIDE = 10'
REAR = 25'
LOT COVERAGE 65%
FLOOD ZONE LINES SHOWN PER FEMMA MAPPING AND NOT
FIELD VERIFIED. PORTIONS OF THIS PROPERTY LIES WITHIN ZONE
AE, AND ZONE A, AREAS DETERMINED TO BE WITHIN THE 0.2%
ANNUAL CHANCE FLOODPLAIN OTHER AREAS INCLUDING ALL
BUILDINGS ARE LOCATED IN ZONE X, AREAS DETERMINED TO BE
OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN AS SHOWN ON
FEMA FLOOD INSURANCE RATE MAP NUMBER 27003C0370E
HAVING AN EFFECTIVE DATE OF DECEMBER 16TH, 2015. THE
BASE FLOOD ELEVATION OF 912.0 (ZONE AE) IS SHOWN ON THE
SURVEY FOR REFERENCE PURPOSES ONLY.
FLOOD INFORMATION:
EXISTING WETLANDS
WL#1 = 1105743 SQ.FT.
WL#2 = 7412
WL#3 = 64480
WL#4 = 32237
WL#5 = 12520
TOTAL = 1,222,392
1-10-25 ADD STREET R/W
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Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12246099
TJR/KBK
TJH
12.09.24
35
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Thomas J. Herkenhoff, P.E.
Date: Lic. No.:
I hereby certify that this plan,
specifications or report was prepared
by me or under my direct supervision
and that I am a duly licensed
Professional Engineer under the laws
of the state of Minnesota.
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Sheet:
01.08.25 25520
NEW BITUMINOUS PAVEMENT
SYMBOL LEGEND
CONCEPT
SUBDIVISION
PLAN
EASEMENT LINE
RIGHT-OF-WAY LINE
PROPERTY LINE
GENERAL
SETBACK LINE
C100
CSAH 54 / BIRCH STREET
INTERSECTION
EXISTING TRAFFIC COUNT DATA
(OBTAINED FROM "CSAH 54 CORRIDOR STUDY
FINAL REPORT (MAY 17, 2024)"
PROPOSED TRAFFIC GENERATION
1)SINGLE-FAMILY RESIDENTIAL UNITS:
58 UNITS: APPROXIMATELY 9 VEHICLE TRIPS PER DAY PER UNIT
522 DAILY VEHICLE TRIPS
2)NEW DEVELOPMENT WILL GENERATE A TOTAL OF APPROXIMATELY
522 DAILY VEHICLE TRIPS.
SINGLE FAMILY HOMES =58
SINGLE FAMILY HOME LOT DENSITY
GROSS DEV. AREA =2,584,138 SQ FT
20TH AVE =(93,072 SQ FT)
ROW =(226,832 SQ FT)
OUTLOTS =(1,575,694 SQ FT)
TOTAL SINGLE FAMILY AREA =688,536 SQ FT = 15.807 ACRES
TOTAL SINGLE FAMILY LOTS =58 UNITS
PROPOSED NET DENSITY =3.67 UNITS/ACRE
CONCEPT PLAN SUMMARY
CONCEPT PLAN
SINGLE FAMILY HOMES =58
YIELD PLAN
SINGLE FAMILY HOMES =60
LOT COUNT
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Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12246099
TJR/KBK
TJH
12.09.24
35
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Thomas J. Herkenhoff, P.E.
Date: Lic. No.:
I hereby certify that this plan,
specifications or report was prepared
by me or under my direct supervision
and that I am a duly licensed
Professional Engineer under the laws
of the state of Minnesota.
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01.08.25 25520
NEIGHBORHOOD
PLAN
C2000
NORTH
100 200 400
CSAH 54 / BIRCH STREET
INTERSECTION
EXISTING TRAFFIC COUNT DATA
(OBTAINED FROM "CSAH 54 CORRIDOR STUDY
FINAL REPORT (MAY 17, 2024)"
PROPOSED TRAFFIC GENERATION
1)SINGLE-FAMILY RESIDENTIAL UNITS:
58 UNITS: APPROXIMATELY 9 VEHICLE TRIPS PER DAY PER UNIT
522 DAILY VEHICLE TRIPS
2)NEW DEVELOPMENT WILL GENERATE A TOTAL OF APPROXIMATELY
522 DAILY VEHICLE TRIPS.
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1 01.13.25 City Re-Submittal
Sheet Title:
Project #:
Drawn By:
Checked By:
Issue Date:
12246099
TJR/KBK
TJH
12.09.24
35
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Thomas J. Herkenhoff, P.E.
Date: Lic. No.:
I hereby certify that this plan,
specifications or report was prepared
by me or under my direct supervision
and that I am a duly licensed
Professional Engineer under the laws
of the state of Minnesota.
PR
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Sheet:
01.08.25 25520
RESOURCE
INVENTORY
PLAN
C300
NOTES
See Existing Conditions plan prepared by Cornerstone Land
Surveying for flood zones.
SYMBOL LEGEND
CROPLAND
GRASSLAND
WETLANDS
WETLAND #1:1,105,743 SF
WETLAND #2:7,412 SF
WETLAND #3:64,480 SF
WETLAND #4:32,237 SF
WETLAND #5:12,520 SF
TOTAL AREA:1,222,392 SF
MITIGATION AREA TO BE DETERMINED
WOODED AREAS
PAVED AREAS & BUILDINGS
PROPERTY LINE
SOIL BOUNDARY (PER WEB SOIL SURVEY)
EXISTING TREE
TOTAL # OF TREE 18" OR LARGER:144
ANTICIPATED TREES TO BE REMOVED:68
TREE COUNT
1
ENVIRONMENTAL BOARD
AGENDA ITEM 6E
STAFF ORIGINATOR: Tom Hoffman
MEETING DATE: January 29, 2025
REQUEST: North Oaks Mixed Use Development
Environmental Assessment Worksheet
Record of Decision
APPLICANT: North Oaks Company, LLC
BACKGROUND:
The North Oaks Mixed Use Development Environmental Assessment Worksheet (EAW) was
approved for distribution by the City Council on December 9, 2024. The document was filed
with the Minnesota Environmental Quality Board (EQB) and circulated for review and
comments to the required EAW distribution list. A Notice of Availability was published in the
EQB Monitor on Tuesday, December 17, 2024. Notice was also provided to properties within
600 feet of the proposed project.
The thirty day comment period closed on January 16, 2025. The City received a number of
written comments from agencies and citizens. The City must respond to every substantive
comment. Substantive comments are comments that address the accuracy and completeness of
the materials contained in the EAW, potential impacts that may warrant further investigation
before the project is commenced, and the need for an Environmental Impact Statement (EIS) on
the proposed project.
The City’s response to substantive comments received during the comment period are included
in the attached draft Record of Decision document.
The EAW is not meant to approve or disapprove a project, but is simply a source of information
to guide other approvals and permitting decisions. Minnesota Rule 4410.177, Subpart 2 requires
the City to make either a negative declaration or a positive declaration on the need for an EIS.
The City shall base its decision regarding the need for an EIS on the information gathered during
the EAW process and the comments received on the EAW. In doing so, the City must prepare a
record of decision that includes the information supporting the decision.
Minnesota Rules 4410.1700, Subp. 7 lists four criteria that shall be considered in deciding
whether a project has the potential for significant environmental effects. Those criteria are:
A. Type, extent, and reversibility of environmental effects;
2
B. Cumulative potential effects. The RGU shall consider the following factors:
whether the cumulative potential effect is significant; whether the contribution
from the project is significant when viewed in connection with other contributions
to the cumulative potential effect; the degree to which the project complies with
approved mitigation measures specifically designed to address the cumulative
potential effect; and the efforts of the proposer to minimize the contributions from
the project;
C. The extent to which the environmental effects are subject to mitigation by
ongoing public regulatory authority. The RGU may rely only on mitigation
measures that are specific and that can be reasonably expected to effectively
mitigate the identified environmental impacts of the project; and
D. The extent to which environmental effects can be anticipated and controlled as a
result of other available environmental studies undertaken by public agencies or
the project proposer, including other EISs.
Section 5. Findings of Fact of the attached response document provides the City’s findings of
fact and addresses each of the above referenced criteria. Section 6. Record of Decision
concludes that an EIS is not required.
Representatives from the project proposer and WSB & Associates, the City Engineer, will be
present at the meeting to address any questions from the board. Staff is requesting the board
review and comment on the response document. Any comments received from the board will be
forwarded to the City Council for consideration.
RECOMMENDATION
If the City determines that information necessary to a reasoned decision about the potential for,
or significance of, one or more possible environmental impacts is lacking, but could be
reasonably obtained, the RGU shall either:
A. make a positive declaration and include within the scope of the EIS appropriate
studies to obtain the lacking information; or
B. postpone the decision on the need for an EIS, for not more than 30 days or such
other period of time as agreed upon by the RGU and proposer, in order to obtain
the lacking information. If the RGU postpones the decision, it shall provide
written notice of its action, including a brief description of the lacking
information, within five days to the project proposer, the EQB staff, and any
person who submitted substantive comments on the EAW.
Staff is of the opinion that no additional information is required and that any potential impacts
and mitigation will be addressed through the city and other public regulatory permitting
processes.
3
Based on the information contained in the EAW, comment letters, and Findings of Fact, staff is
recommending adoption of the Record of Decision and making a “Negative Declaration” on the
need for an EIS.
ATTACHMENTS
1. Draft Record of Decision.
1
North Oaks Mixed Use Development
RESPONSE TO COMMENTS, FINDINGS OF FACT, AND RECORD OF DECISION
CITY: LINO LAKES
COUNTY: ANOKA
Responsible Government Unit (RGU)
City of Lino Lakes
600 Town Center Parkway
Lino Lakes, MN 55014
Linolakes.us
January 23, 2025
2
Table of Contents 2
1. Introduction 3
2. EAW NOTIFICATION, DISTRIBUTION, AND COMMENT PERIOD 3
3. COMMENTS RECEIVED 3
4. RESPONSE TO COMMENTS 3
a. COMMENTS FROM GOVERNMENT AGENCIES 4
i. MINNESOTA POLLUTION CONTROL AGENCY 4
ii. ANOKA COUNTY TRANSPORTATION 5
iii. METROPOLITAN COUNCIL COMMENTS 6
iv. MINNESOTA DEPARTMENT OF NATURAL RESOURCES 8
b. COMMENTS FROM GENERAL PUBLIC 12
i. DOVE FAMILY COMMENTS 12
ii. RAPP1 COMMENTS 13
5. FINDINGS OF FACT 16
6. RECORD OF DECISION 20
7. ATTACHMENTS 21
3
INTRODUCTION
The North Oaks Mixed Use Development is a 120-acre proposed construction of senior housing, market-rate
apartments, affordable housing, commercial space, and single-family lots located in the City of Lino Lakes,
Anoka County, Minnesota. The proposed Project is expected to consist of:
• Residential units
o Single Family: 71 Lots (71 Units)
o 4-Plex: 5 Buildings (20 Units)
o 6-Plex: 6 Buildings (36 Units)
o Apartment: 2 Buildings (200 Units)
o Senior Living: 1 Building (100 Units)
• Commercial buildings
o 4.1 acres (178,596 sf)
The Project is located to the northwest of Wilkinson Lake Boulevard and Centerville Road, southeast of Ash
Street and Centerville Road, and northeast of Monarch Way and Ash Street. The Project will include the
construction of roads, walks/trails, stormwater ponds, and sanitary sewer lines.
EAW NOTIFICATION, DISTRIBUTION, AND COMMENT PERIOD
The Environmental Assessment Worksheet (EAW) for the North Oaks Mixed Use Development in Lino Lakes
was published and released for public review on Tuesday, December 17, 2024. The 30-day public comment
period closed on Thursday, January 16, 2024. Acknowledgements of the EAW were received by four agencies,
as well from two citizens, one anonymously.
COMMENTS RECEIVED
GOVERNMENT AGENCIES:
• MINNESOTA POLLUTION CONTROL AGENCY January 9, 2025
• ANOKA COUNTY TRANSPORTATION January 16, 2025
• METROPOLITAN COUNCIL January 16, 2025
• MINNESOTA DEPARTMENT OF NATURAL RESOURCES January 16, 2025
NONE OF THE COMMENTS RECOMMENDED THE PREPARATION OF AN EIS
PUBLIC COMMENTS
In addition to the government agencies, the City received 2 emails from the public and include:
• DOVE FAMILY CITIZEN COMMENTS January 15, 2025
• ANONYMOUS CITIZEN COMMENTS January 15, 2025
RESPONSE TO COMMENTS
This document responds to comments individually. It includes summaries of comments
followed by responses. The complete comment letters and emails are included in
Appendix A. Responses to comments are generally confined to substantive issues that
4
“address the accuracy and completeness of the material contained in the EAW, potential
impacts that may warrant further investigation before the project is commenced, and the
need for an EIS on the proposed project.” (MN Rules 4410.1600). Some of the comments
included general remarks or recommendations. Such comments are noted for the record
and further detail of the statements or recommendations is included in Appendix A.
GOVERNMENT COMMENTS
i Minnesota Pollution Control Agency (MPCA)- January 9, 2025
Regarding matters for which the Minnesota Pollution Control Agency (MPCA) has regulatory responsibility and
other interests, the MPCA staff has the following comments for your consideration.
Watershed
• The proposed site is within the Minneapolis, St. Paul Priority A Surface water DWSMA.
• With the proposed concentration of housing and roads, the development would benefit from having
planned areas to put snow.
o Planning to store snow in areas that won’t increase icy areas as the pile melts will be the
most beneficial.
o The goal is to develop with winter maintenance in mind and using less salt.
With the proximity to wetlands and lakes, planning for winter maintenance during
development may help keep the waterbody off the impaired waters list for chloride.
• To better protect the waterbodies within the project boundary, there is an opportunity to do better
than minimum runoff standards.
o This could be done by designing for a lower runoff volume, more nutrient and sediment
reductions, and provide wider vegetated buffers.
o Include more details of planned infiltration areas and runoff rates.
• Having more storage will help protect the housing areas from flooding.
o With higher precipitation events expected, and wetland areas adjacent to properties,
planning for higher precipitation events will prevent flooding of homes later.
• Having a maintenance plan for the vegetated areas and stormwater BMP areas will ensure the BMPs
continue to provide benefit.
o This includes assigning who will oversee maintenance and what is allowed.
o Protecting the buffered areas from mowing and having a vegetation management plan could
reduce future landowner conflicts.
Response: These recommendations will be taken into consideration during the city’s site plan review process.
Onsite management plans will be developed moving forward regarding the maintenance of the site including
snow removal and chloride management. A stormwater maintenance agreement will be required by the city for
the long term maintenance of the BMP’s.
Wastewater
5
• The EAW should discuss the ability of the Met Council Metropolitan Wastewater Treatment Plant
(WWTP) to handle the estimated project wastewater flow. The design average wet weather flow for the
Met Council Metropolitan WWTP is 314 million gallons per day (MGD) and the average daily flow for
the treatment facility for the last three years is roughly 168 MGD.
• A table should be provided to identify the wastewater design flow estimates for each of the proposed
land use types (residential and commercial) identified for the project area.
Response: Based on the data provided by Met Council their existing WWTP facilities have capacity to handle
the estimated wastewater flow from this proposed development. The development is within the design capacity
for this area’s planned land use within the city’s 2040 comprehensive plan. Additionally, the proposed
wastewater calculations are very conservative since they utilize a 4.0 peaking factor which is high for a newly
installed wastewater collection system since the inflow and infiltration rate for a new system is much lower
than an existing collection system. Below are the detailed calculations that were utilized to reflect the numbers
in the EAW.
Unit Count Per Capita
Sewer Flow Rate
(GPD)
Average Flow
Rate per
Capita (GPD)
Sewer
Peaking
Factor
Peak Flow
Rate per
Capita (GPD)
4-plex TH 40 3.5 100
14,000 4
56,000
Apartment 200 2.5 100
50,000 4
200,000
Senior apt 100 1.75 100
17,500 4
70,000
TOTAL
81,500
326,000
Sq.
Footage
Person/1000
Sq Ft Persons
Sewer Flow Rate
(GPD)
Average Flow
Rate per
Capita
Sewer
Peaking
Factor
Peak Flow
Rate per
Capita
Commercial 29050 400 72.625 100
7,263 4
29,050
Grand Total
(GPD)
88,763
355,050
Construction Stormwater
• Projects disturbing more than 50 acres and located within one mile of an impaired water are subject
to a mandatory SWPPP review by MPCA staff prior to the issuance of the NPDES Construction
Stormwater Permit. The complete SWPPP must be included with the application and submitted at
least 30 days before the start of construction activity.
• Volume reduction practices, such as infiltration, must be considered first when designing the
permanent stormwater treatment system. If infiltration is prohibited for reasons outlined in the CSW
permit, wet sedimentation basins or filtration practices may be used instead.
Response: An NPDES permit will be acquired prior to the start of any construction activity. The current planned
development is anticipated to disturb less than 50 acres of land. Volume reduction and infiltration practices
have been considered within with ongoing design of stormwater features within the site.
ii ANOKA COUNTY TRANSPORATION- January 16, 2025
The Anoka County Transportation Division submitted a plan review letter dated January 16, 2025, in response
to the EAW. A copy of the letter is attached for reference. Please note that each review item is restated below
along with our corresponding response.
6
A primary concern for the County is the potential impact of the development on the surrounding transportation
network. We note that the future expansion of Ash Street (CSAH 32) may be necessary to accommodate
increased traffic volumes, including a possible conversion to a four-lane roadway. Any proposed access to a
county highway shall comply with Anoka County's access spacing requirements. Additionally, turn lanes and
other safety measures may be required based on the traffic impact of the development.
As the project progresses, we strongly recommend the developer coordinate closely with Anoka County's
Development Review lead to ensure that the development adheres to our guidelines and standards. This
collaboration will help streamline the approval process and maintain consistency on the transportation
system.
Response: A Traffic Impact Study was completed and included within the EAW. The report concluded that the
planned intersection geometry and traffic control is sufficient to accommodate the opening year and design
year vehicular traffic. Additionally, the report recommended that the study area be re-evaluated if growth
projections change. If future re-evaluations determine that improvements to the surrounding transportation
network are necessary, the developer will work with the City of Lino Lakes, Anoka County, and MnDOT to
ensure all design guidelines and standards are met.
iii METROPOLITAN COUNCIL COMMENTS- January 16, 2025
Item 7– Climate (MacKenzie Young-Walters, 651-602-1373)
The EAW would benefit from a more robust consideration of anticipated climate impacts and potential
mitigation measures. For example, the identified warming trend is expected to increase the number of
freeze thaw cycles during winter months. Given the site’s proximity to surface water resources,
developing a chloride management plan would be an appropriate adaptation to this trend to help
protect these water bodies. Similarly, the projected increase in the frequency of large storm events
may justify a more aggressive approach to stormwater management. Finally, native vegetation could
be used in landscaping to increase the site’s resistance to drought and assist in onsite stormwater
management.
Response: These recommendations will be taken into consideration. The City of Lino Lakes will use smart
salting practices on the roadways throughout the development. Residents will be encouraged to implement
smart salting practices on their driveways and use best salt management practices with their water softeners
should they have one in their home. The project proposer can include the factsheet on Residential water
softening for homeowners in the proposed development that is available on the MPCA’s statewide chloride
resources website located here: Microsoft Word - UMNResidentialBMPs_Final.docx. The City provides
education resources related to chloride use on its website and newsletter. Commercial properties will be
encouraged to use smart salt certified applicators. Stormwater discharge rates are anticipated to be reduced
from existing runoff rates with required treatment. Native seed mixes around wetlands and stormwater BMPs
will be incorporated into the design where feasible which should provide more and higher quality habitat than
the existing agricultural field.
Item 9 – Permits and approvals required (MacKenzie Young-Walters, 651-602-1373) The
development appears to be inconsistent with the density ranges permitted by the city’s
comprehensive plan. The provided site plan for the high-density portion of the development indicates
that 19.9 acres will be residential uses with 2.2 acres of public streets. This would result in a
proposed density of 16.1 units per acre which exceeds the 15 units per acre maximum established for
the Signature Gateway District and the 8 units per acre maximum established for the High-Density
Residential land uses assigned to the eastern portion of this project. The project proposer should also
verify that the single-family homes proposed for the area guided for Medium Density Residential fall
within the established 4 to 6 units per acre range. The final project must fall within the density ranges
established by the city’s land use plan, which can be accomplished either through a comprehensive
plan amendment or revising the proposed number of dwelling units.
7
Response: As a part of the Preliminary Plan process, the proposed development will be applying for a
Comprehensive Plan Amendment at the same time to get the proposed densities in compliance with the City of
Lino Lakes Comprehensive Plan requirements.
Item 10 – Land Use (Colin Kelly, 651-602-1361)
There is one unit of the Regional Parks and Trails System in the vicinity (i.e., within 1/2 mile) of the
proposed development. Metropolitan Council Parks and Trails staff encourage the City of Lino Lakes to
work with Anoka County to develop an off-street bicycle and pedestrian connection from the proposed
development to the intersection of Ash Street and 20th Avenue South, to connect with the planned
Chain of Lakes-Otter Lake Regional Trail. Local and regional trails benefit residents and businesses
alike, providing healthy recreation options and access to key local and regional destinations.
Response: These recommendations will be taken into consideration. Off street bike paths are planned with the
adjacent interchange reconstruction projects which will link with the existing regional trail system.
Item 12– Water Resources (John Clark, 651-602-1452)
The EAW states that the water supply source for this development may be the City of Lino Lakes or the
White Bear Township, with estimated average day demands of 88,000 gallons per day (GPD) and max
day demands of 199,700 GPD. These estimated water demands would account for approximately
4.1% of Lino Lakes’ projected average day demand and 2.7% of max day demand in 2030. Similarly,
these demands would account for 5.1% of White Bear Township’s projected average day demand and
4.8% of max day demand in 2030. If the estimated water demands for this development are not
currently accounted for in either community’s current approved Local Water Supply Plan (LWSP), the
LWSPs for those communities providing water for the development would need to be updated to
reflect new water demands and any needed changes to water appropriation permits and be approved
by the Minnesota Department of Natural Resources (DNR). Once a LWSP is updated and approved by
the DNR, those plans need to be provided to the Metropolitan Council (Council) as part of a
comprehensive plan amendment. The Council reviews comprehensive plan amendments for
consistency with Water Policy Plan policies related to water resource and supply sustainability.
Agreements with the community or communities providing water supply for this development should
be reached before proceeding with development. These agreements should be included in LWSP
appendices.
Potential water supplying communities of Lino Lakes and/or White Bear Township may be impacted by
water demand and permit restrictions imposed by the DNR associated with the sustainable
management of White Bear Lake. Strategies to conserve water through efficient use and sustainable
water and land management practices should be considered during the design and development
phases.
This development lies adjacent to Lino Lakes and St. Paul Drinking Water Supply Management Areas
(DWSMA). Note that any changes to Wellhead Protection Areas associated with new wells or updated
modeling efforts may include portions of this development within a neighboring DWSMA. Care should
be taken to ensure that land use changes and management within these 120 acres align with the
Wellhead Protection Plans for Lino Lakes and St. Paul, reflecting best management practices.
The project area consists primarily of hydric or drained hydric soils and lies adjacent to large wetland
complexes. The water table is within 10 feet of the land surface throughout the project area and could
rise during wet climatic periods. Precipitation has been increasing in the area over the past century
and some areas where hydric soils have been drained and filled for development have experienced
flooding during the past decade. Care should be taken to consider these factors in the climate portion
of the EAW and in site design, ensuring that drainage of the project area supports developed
infrastructure and adjacent natural areas, as nearby wetlands may serve as important features
supporting water infiltration and recharge of underlying aquifers. Buildings withing this project area
8
may require design elements that ensure inground infrastructure does not flood, per the included
geotechnical report.
Due to the increase in impervious surface post-development and the location of the project area
adjacent to surrounding wetlands and surface waters, care should be taken to consider the potential
use and need for chlorides for snow and ice management. By considering these needs along with
smart salting strategies in site design and the development process, potential contamination of
surface water groundwater may be limited.
Response: Coordination with both White Bear Township and the City of Lino Lakes regarding drinking water
capacity have been on-going and required updates to either municipality’s LWSP will be executed as necessary.
Additionally, the comments regarding location to the DWSMA and existing Wetlands will be taken into
consideration.
Item 12.b.i – Wastewater (Roger Janzig, 651-602-1119)
A copy of the Intercommunity Wastewater Service Agreement should be forwarded to Metropolitan
Council Environmental Services once executed. The agreement must show how the intercommunity
connection is being billed for wastewater service (i.e. by the community receiving the flow or is the
Metropolitan Council making an adjustment in the wastewater flow billing for the two communities).
Response: The agreement will be forwarded to the Metropolitan Council once executed.
Item 18– Greenhouse Gas Emissions (MacKenzie Young-Walters, 651-602-1373)
From the provided narrative and calculations sheet, it does not appear that greenhouse gas emissions
associated with the site’s commercial component were considered. The State of Minnesota’s climate
goals require every project to consider how they can reduce their contributions to greenhouse gas
emissions, even though virtually every project can argue that their individual contribution is a very
small amount when compared to state-wide GHG emissions. In this case, a mitigation measure such
as electric vehicle ready design could significantly reduce the project’s long-term environmental
impacts by facilitating the transition to electric vehicles. Alternatively, committing to tree replacement
beyond what is required by city ordinance or using native planting for landscaping would also be
appropriate mitigation measures to consider. Finally, common mitigation measures like energy
efficient building design and appliances can also contribute to reducing the project’s greenhouse gas
emissions and should be considered.
Response: These recommendations will be taken into consideration.
Item 20 – Transportation (Joe Widing, 651-602-1822)
Staff recommends that the developer construct non-motorized facilities throughout the proposed site
to connect to future facilities planned with the upcoming County Road J reconstruction project. The
development should also construct non-motorized facilities beyond the county project scope along
Centerville Road out to the proposed Ash Street intersection.
Response: These recommendations will be taken into consideration. Off street bike paths are planned with the
adjacent interchange reconstruction projects which will link with the existing regional trail system
iV MINNESOTA DEPARTMENT OF NATURAL RESOURCES (MN DNR)- January 16, 2025
1. Page 11, Zoning. The EAW states the project site will be rezoned to bring it in line with the Future
Land Use Map (Appendix C) within the 2040 Comprehensive Plan. The project site is within DNR
public waters shoreland. The project must be reviewed as a shoreland Planned Unit Development per
city ordinance section 1102.13.
Response: The project has been designed to meet local city ordinances, including shoreland.
9
2. Page 11, Zoning. The EAW should discuss how the project is or is not in compliance with local
shoreland ordinances.
Response: The project has been designed to meet local shoreland ordinances.
3. Page 13, Surface Water. This section does not discuss Lake Amelia to the east, even though much of
the eastern development is located within the shoreland of Lake Amelia, which is also a Lake of
Moderate Biodiversity Significance. Wilkinson Lake is mapped as a Minnesota Biological Survey (MBS)
Site of Outstanding Biodiversity Significance.
Response: Lake Amelia is not anticipated to be affected by the project as the project is outside its watershed.
Current geography and wooded areas adjacent to the lake will provide a buffer from the sightlines of the
proposed project. No impacts to Lake Amelia or its watershed will occur from the project and the project has
been designed to meet local shoreland ordinances.
4. Page 15, Groundwater. There is one identified well (#420603, a domestic well) located within the
Project site. The DNR regulates water use, depending on use type and volume. However, if the well is
not in use and does not have a Water Well Maintenance Permit, or the well poses a threat to health or
safety, Minnesota law requires that the well be sealed.
Response: The well, and any other potential unknown wells, will be dealt with per Minnesota Department of
Health standards prior to development.
5. Page 15, Groundwater. Is the site currently tile-drained? If so, what is the depth to groundwater
expected to be after development?
Response: The site is not currently known to be tile drained.
6. Page 16, Stormwater. Please ensure that the NPDES/SDS Construction Stormwater Permit, the
Stormwater Pollution Prevention Plan, and project construction plans include the requirements for
state-listed species that are identified in the June 21, 2024 Natural Heritage Review letter, and also
include the required Blanding’s turtle avoidance plan.
Response: The listed requirements will be included in the referenced documents.
7. Page 16, Stormwater. The DNR recommends that stormwater be used for landscape irrigation. The re-
use of stormwater for irrigation will reduce the volume of stormwater and stormwater pollution flowing
downstream of the site. In addition, the use of stormwater for irrigating landscaping will conserve
valuable groundwater.
10
Response: These recommendations will be taken into consideration. Landscaping requiring irrigation will
attempt to be limited and stormwater reuse will be incorporated where determined feasible.
8. Page 16, Stormwater. The increase in impervious surfaces will also increase the amount of road salt
used in the project area. Chloride released into groundwater as well as local lakes and streams does
not break down, and instead accumulates in the environment, potentially reaching levels that are
toxic to aquatic wildlife and plants. Consider promoting local business and city participation in the
Smart Salting Training offered through the Minnesota Pollution Control Agency. There are a variety of
classes available for road applicators, sidewalk applicators, and property managers. More information
and resources can be found at this website. Many winter maintenance staff who have attended the
Smart Salting training — both from cities and counties and from private companies — have used their
knowledge to reduce salt use and save money for their organizations.
We also encourage cities and counties to consider how they may participate in the Statewide Chloride
Management Plan and provide public outreach to reduce the overuse of chloride. Here are some
educational resources for residents as well as a sample ordinance regarding chloride use.
Response: The City of Lino Lakes will use smart salting practices on the roadways throughout the
development. Residents will be encouraged to implement smart salting practices on their driveways and use
best salt management practices with their water softeners should they have one in their home. The project
proposer can include the factsheet on Residential water softening for homeowners in the proposed
development that is available on the MPCA’s statewide chloride resources website located here: Microsoft
Word - UMNResidentialBMPs_Final.docx. The City provides education resources related to chloride use on its
website and newsletter. Commercial properties will be encouraged to use smart salt certified applicators.
9. Page 16, Stormwater. Large stormwater ponds are proposed to be located directed adjacent to
Wilkinson Lake, which is a high-quality natural resource. Stormwater directed towards this natural
area could alter the natural hydrology, contribute to sediment and erosion, or introduce nutrients and
other contaminants that could degrade this natural area. We encourage the development to give
sufficient buffer to the Outstanding MBS Site, and to ensure robust stormwater treatment to protect
Wilkinson Lake. The project area is also in a High Potential Zone for the federally-endangered, rusty
patched bumble bee. Therefore, we encourage the development to use weed-free, native seed mixes
in landscaping and stormwater features to the greatest extent possible in order to provide pollinator
and wildlife habitat.
Response: These recommendations will be taken into consideration. Discharge rates are anticipated to be
reduced from existing runoff rates with required treatment. Native seed mixes around wetlands and
stormwater BMPs will be incorporated into the design where feasible which should provide more and higher
quality habitat than the existing agricultural field. Currently there is no treatment from the agricultural runoff
into the wetland and Wilkinson Lake. As part of the project stormwater management will be incorporated to
reduce sediment and nutrients from leaving the site.
10. Page 18, Wetlands. Please note that the MBS Site of Outstanding Biodiversity Significance and the
associated two Native Plant Communities (NPC) mapped adjacent to the project area more than likely
extend across the hard line that makes up the northern border of the NPCs. The straight line of the
northern border is an arbitrary stopping point of a survey site based on the change from Ramsey to
Anoka County and does not represent a change in plant community. Aerial imagery, historic imagery,
and LiDAR support the extension of the NPCs into the project area (see image below), and a
11
consultation with MBS staff confirmed that a continuation of the NPCs (MRn83 – Northern Mixed
Cattail Marsh and WMn82a – Willow – Dogwood Shrub Swamp) into the project area would be
considered appropriate based on DNR mapping standards.
NPCs with a Conservation Status Rank of S1 through S3, or wetlands within High or Outstanding MBS
Sites of Biodiversity Significance may qualify as Rare Natural Communities (RNC) under the Wetland
Conservation Act (WCA). Minnesota Rules, part 8420.0515, subpart 3, state that a wetland
replacement plan for activities that modify a RNC must be denied if the local government unit
determines proposed activities will permanently adversely affect the RNC. The project is proposing to
impact wetlands, which requires the preparation of a wetland replacement plan. Please refer to WCA
Technical Guidance on RNCs as the project moves forward, and contact DNR Regional Plant Ecologist,
Amanda Weise (651-259-5793; Amanda.Weise@state.mn.us) for further coordination on RNC
evaluation during the WCA process.
Response: No impacts to any NPCs are anticipated. Wilkinson Lake and its wetland fringes were avoided in the
design of the project. Any potential wetland impacts will be subject to review under the WCA permitting
process. Currently stormwater from the agricultural field drains into these wetlands with no treatment. The
proposed development will include stormwater treatment at a higher level to preserve the NPC’s adjacent to
the site.
11. Page 21, Rare Features. Please refer to the previous comment. Current and historical (1991- present)
aerial imagery show no apparent differences in land use or vegetation between the Outstanding MBS
site closer to Wilkinson and the contiguous wetlands within the project area. They are all part of the
wetlands surrounding Wilkinson Lake and it is likely that the conditions and NPCs in the MBS Site
continue into these wetlands within the project area. "Outstanding" sites contain the best occurrences
of the rarest species, the most outstanding examples of the rarest native plant communities, and/or
the largest, most ecologically intact or functional landscapes. The condition of the wetlands on the
western side of the project is not known.
Response: No impacts to any NPCs are anticipated. Wilkinson Lake and its wetland fringes were avoided in the
design of the project. Any potential wetland impacts will be subject to review under the WCA permitting
process. Currently stormwater from the agricultural field drains into these wetlands with no treatment. The
proposed development will include stormwater treatment at a higher level to preserve the NPC’s adjacent to
the site.
12. Page 21, Rare Features. This section does not represent the abundance of state threatened,
Blanding’s turtles, in the area. There are two mapped element occurrences of the Blanding’s Turtle
that overlap with the Project site and several other documented occurrences within a mile. Blanding’s
Turtles may move up to or over a mile during the active season. They use wetlands, creeks, ponds,
and lakes to overwinter and use uplands during the active season for travel, feeding, and nesting.
Response: A Blanding’s Turtle Avoidance Plan will be prepared prior to the any construction activities taking
place.
12
13. Page 22, Rare Features. Given the number of Blanding’s turtles documented in and near the project
area, it is likely this species uses the area for summer activities - nesting, feeding, basking, and/or
travel - and/or for overwintering. Direct impacts to wetlands will be minimized but conversion of
uplands to housing and associated infrastructure will make those areas of little use to Blanding’s
turtles and will likely make them more dangerous to these turtles as they will have greater exposure to
the cars and other potentially harmful activities. A Blanding’s turtle avoidance plan is required for this
project, and should be described in this section of the EAW.
Response: A Blanding’s Turtle Avoidance Plan will be prepared prior to the any construction activities taking
place.
14. Page 23, Visual. Given the proximity of the development to a sensitive natural area, development
lighting is an important consideration, especially since tall multistory buildings are proposed. Animals
depend on the daily cycle of light and dark for behaviors such as hunting, migrating, sleeping, and
protection from predators. Light pollution can affect their sensitivity to the night environment and alter
their activities. In addition to the undesirable effects of upward facing lighting, the hue of lights can
also affect wildlife. LED lighting has become increasingly popular due to its efficiency and long
lifespan. However, these bright lights tend to emit blue light, which can be harmful to birds, insects,
and fish. The DNR recommends that any projects using LED luminaries follow the MnDOT Approved
Products for luminaries, which limits the Uplight rating to 0. A nominal color temperature below
2700K is preferable for wildlife, and so we recommend choosing products that have the lowest
number for backlight and glare (all approved products should already be 0 for Uplight).
Response: These recommendations will be taken into consideration during the city site plan review process.
Local ordinances including visual and lighting were reviewed and followed in the development of the current
plan.
15. Page 24, Dust and Odors. DNR recommends that dust suppressants containing chloride not be used
in areas that drain to public waters.
Response: These recommendations will be taken into consideration. Chloride reduction is a priority of the
development moving forward and will be incorporated into the final design.
PUBLIC COMMENTS
i DOVE FAMILY COMMENTS- January 15, 2025
Upon review of the proposed development information and the studies that were conducted we had a few
observations.
The traffic study which was conducted was performed on a Thursday in mid-July. We don’t feel this is
representative of normal traffic during a school / work week in say April or September/October. I believe there
would be more traffic in and out of Rapp Farm with the many parents and student drivers leaving and entering
the neighborhood in morning and afternoon commutes. It would be more appropriate than picking a day in
mid summer when school is out and many people are on vacations.
13
The S curve between Rapp and Centerville is dangerous. We have seen many cars, trucks, and delivery trucks
slide off the road each year going eastbound and entering the turn too fast after speeding down county J/Ash
and taking out the signs and damaging their vehicles. Vehicles also tailgate, pass on the shoulder, and pass
on the double yellow on County J/Ash. We have even had 2 vehicles pass us in the S-turn.
The number of accidents at Rapp Farm entrances seems low. Also, no accidents were reported at the Main
West entrance of Rapp Farm. I saw an accident there so we are wondering if data was pulled from only one
county either Ramsey County or Anoka County. Depending on what county team responded to an accident and
if only one county’s data was pulled, the study results may not give a complete picture.
Response: For the traffic study, when counts are collected, adjustment factors are applied to account for any
irregularities that might occur during other times of the year. Therefore, it is unnecessary to recollect data to
account for school changes. Crashes that occurred within the project area were included in the study, provided
they were reported to the police. The crash data was sourced from the Department of Transportation and
encompasses all police-reported incidents. The report concluded that the planned intersection geometry and
traffic control is sufficient to accommodate the opening year and design year vehicular traffic. Additionally, the
report recommended that the study area be re-evaluated if growth projections change. If future re-evaluations
determine that improvements to the surrounding transportation network are necessary, the developer will work
with the City of Lino Lakes, Anoka County, and MnDOT to ensure all design guidelines and standards are met.
ii ANONYMOUS CITIZEN COMMENT- January 15, 2025
I am writing to express my concerns regarding the proposed development from Centerville Road through
County J. Some of the key issues with this development include its impact on the preserved areas within the
North Oaks community, its effects on wildlife, and the increased light and noise pollution in the area.
Development has significant impacts on local ecosystems, often leading to a range of environmental
challenges:
Habitat Loss: Development can lead to local extinction and reduced biodiversity.
Fragmentation: When natural areas are divided into smaller, isolated patches, it disrupts the
continuity of habitats. This fragmentation can make it difficult for species to find food, mates, and
shelter, leading to population declines.
Pollution: Runoff from developed areas can carry chemicals and heavy metals into water bodies,
harming aquatic life.
Hydrological Changes: Development can alter natural water flows, leading to increased stormwater
runoff and changes in water quality and quantity. This can affect both terrestrial and aquatic
ecosystems.
Climate Change: Urban heat islands—areas that are significantly warmer than their rural
surroundings—can alter local climate patterns and affect species sensitive to temperature changes.
Invasive Species: Development can facilitate the spread of invasive species, which can outcompete
native species and further reduce biodiversity.
14
These challenges underscore the importance of reconsidering the proposed development on County J and
Centerville.
Response: These are all well known environmental considerations and the purpose of the EAW was to assess
these factors and more. The proposed plans incorporate these into the design and future submittals will
expand on these issues. The goal of the development is to create a more diverse area of habitat and provide
higher level of stormwater management.
The preserved area encompasses various wetlands, forests, and prairies, all of which play a crucial role in
maintaining the health and stability of the local ecosystem. These habitats provide essential breeding grounds
for migratory birds, butterflies, and other pollinators, thereby ensuring that our community remains a vibrant
and diverse ecosystem. The area proposed for development is part of a 220-acre agricultural easement that is
intended to be perpetually protected from development. This easement serves as a buffer zone for wildlife and
the conserved area.
Some of the key benefits of having this agricultural easement surrounding the preserved North Oaks areas
include:
Protection of Open Space: Agricultural easements help preserve open spaces, preventing them from
being developed for non-agricultural uses. This maintains the natural landscape and provides
aesthetic and recreational benefits to the community.
Wildlife Habitat: These easements protect habitats for various species, including those that rely on
agricultural lands for breeding, feeding, and shelter. This contributes to biodiversity and supports
healthy ecosystems.
Environmental Ǫuality: Agricultural easements help maintain soil health, water quality, and air quality
by preventing urban sprawl and promoting sustainable farming practices.
Buffer Zones: They act as buffer zones around conserved areas, reducing the impact of urban
development on these sensitive environments.
Economic Benefits: By keeping land in agricultural use, these easements support local farming
economies and can provide financial benefits to landowners through tax incentives and conservation
funding.
Cultural and Historical Preservation: Agricultural easements can protect lands with historical or
cultural significance, preserving the heritage and traditional uses of the land.
Climate Resilience: Maintaining agricultural lands can enhance climate resilience by sequestering
carbon, reducing flood risks, and supporting local food production.
Response: The easement that the commentor was referencing within this section is a conservation area
located within the City of North Oaks. This conservation area consists of 620 acres of conservation easement
as well as 220 acres of agricultural easement. The commentor was under the impression that the project was
located within this conservation area. While the project is located adjacent to it, it is not located within any
existing easement area and is therefore not beholden to any of the easement restrictions. See below for a map
of the easement area in relation to the project area.
15
Constructing a road adjacent to the preserved water body is likely to significantly increase microplastic
pollution. The proposed high-density development in an area currently lacking metro services will inevitably
lead to increased car traffic, thereby exacerbating microplastic pollution. Current studies suggest that traffic is
a significant contributor to microplastic pollution, with approximately 28% of microplastics entering the
environment globally attributed to tire wear from vehicles. Humans can ingest microplastics through
contaminated food and water and inhale them from the air. Microplastics have been found in various human
tissues, including the placenta. The presence of microplastics in the human body is associated with
inflammation, chronic diseases, neurotoxicity, and oxidative stress.
While the full impacts of this pollution are still being analyzed, scientists agree that microplastic pollution
represents a major health concern.
Response: The project was designed to ensure all roadway design guidelines and standards are met.
The proposed development will negatively impact the neighborhood through increased light and noise
pollution. Light pollution can cause disruption of circadian rhythms, increase the risk of health issues, and
cause eye strain and visual discomfort. Many residents chose to move away from urban areas to enjoy
tranquility, access to preserved natural areas, and the availability of clean water and air. The construction of a
high-density development, particularly with commercial zones, will likely exacerbate light and noise pollution in
the area, thereby diminishing its appeal to young families.
16
The proposal fails to consider the community characteristics that make higher density development
challenging. The anticipated increase in the number of cars will have significant environmental consequences
for the area surrounding this development. The additional vehicles will necessitate the construction of more
roads, and the current road infrastructure will be insufficient to support the population growth. Traffic
congestion already occurs on Ash Street even with the current density. It is unclear how a road from County J
to Centerville will alleviate this traffic issue.
Response: A Traffic Impact Study was completed and included within the EAW. The report concluded that the
planned intersection geometry and traffic control is sufficient to accommodate the opening year and design
year vehicular traffic. Additionally, the report recommended that the study area be re-evaluated if growth
projections change. If future re-evaluations determine that improvements to the surrounding transportation
network are necessary, the developer will work with the City of Lino Lakes, Anoka County, and MnDOT to
ensure all design guidelines and standards are met.
The proposed building heights, intended to increase the density of the development area, appear to serve no
purpose other than to enhance the developers' profits. These buildings will be an eyesore for the
neighborhood, towering over all surrounding structures. They will obstruct the path of migratory birds and
block the sweeping views of the conserved area. Previous developments by the North Oaks Company have
been designed to preserve views of green spaces. This proposal, however, seems focused on cramming too
many people into a small space.
Response: The project has been designed to meet all city codes, including those regarding green spaces, and
unit densities. If necessary, variances will be requested during the city’s site plan review process.
FINDINGS OF FACT
Environmental Assessment Worksheet for North Oaks Mixed Use Development - Lino Lakes, Anoka County,
Minnesota
Proposed Project Description
The North Oaks Mixed Use Development is a 120-acre proposed construction of senior housing, market-rate
apartments, affordable housing, commercial space, and single-family lots located in the City of Lino Lakes,
Anoka County, Minnesota. The proposed Project is expected to consist of:
• Residential units
o Single Family: 71 Lots (71 Units)
o 4-Plex: 5 Buildings (20 Units)
o 6-Plex: 6 Buildings (36 Units)
o Apartment: 2 Buildings (200 Units)
o Senior Living: 1 Building (100 Units)
• Commercial buildings
o 4.1 acres (178,596 sf)
The Project is located to the northwest of Wilkinson Lake Boulevard and Centerville Road, southeast of Ash
Street and Centerville Road, and northeast of Monarch Way and Ash Street. The Project will include the
construction of roads, walks/trails, stormwater ponds, and sanitary sewer lines.
Site Description and Existing Conditions
17
The existing conditions present on site includes primarily cultivated agricultural fields and wetland areas.
Decision Regarding the Potential for Significant Environmental Effects
The proposed Projects and comments have been evaluated by the City of Lino Lakes (RGU) to determine
potential environmental effects. Based on a comparison of the impacts that are reasonably expected to occur
from the Project with the criteria established in Minnesota Rules Part 4410.1700, subp. 7, the Project does
not have the potential for significant environmental effects.
Type, Extent, and Reversibility of Environmental Effects
1. Cover Types
The Project will convert an approximately 120-acre site consisting primarily of cultivated agricultural
fields and wetland areas to low, medium, and high-density residential development, commercial
development, stormwater infrastructure, lawn/landscaping, and an internal roadway network.
2. Shorelands and Floodplains
There are areas of FEMA Zone A Floodplain mapped within the Project site. There are no wild and
scenic rivers segments, critical areas, agricultural preserves, or airport safety zones located within or
adjacent to the Project site. Impacts within the floodplain will be permitted through the City of Lino
Lakes and the Rice Creek Watershed District.
3. Land Use
The Project is compatible with surrounding land uses and the City of Lino Lake’s 2040 Comprehensive
Plan update. The 2040 Comprehensive Plan shows the planned land use for the Project site to be
primarily residential land use. This includes areas of low, medium, and high-density residential
dwellings. The Project site will be rezoned with the City of Lino Lakes to bring it in line with the Future
Land Use within the 2040 plan.
4. Geology and Soils
The grading operations will disturb approximately 60-acres. Grading activities will construct new roads,
building residential pads, and stormwater features.
5. Water Quality
Compliance with stormwater requirements will minimize and mitigate potential adverse effects on
receiving waters. Project construction will add impervious surface to the site which consists of streets,
residential homes, parking lots, and driveways. Stormwater rate and volume controls will limit
increases in runoff volume and associated pollutant transport. Stormwater basins are expected to
mitigate potential adverse effects on water quality.
6. Wetlands and Surface Waters
Approximately 44 acres of wetlands located throughout the Project site were delineated in 2022.
There are two DNR Public Waters Basins, Cedar Lake (02001200) and Wilkinson Lake (62004300)
located partially within the Project area. Cedar Lake is located within the western half of the Project
site and continues offsite to the north; Wilkinson Lake is located within the east half and continues
offsite to the south. There are no DNR Public Waters watercourses, designated wildlife lakes,
migratory waterfowl feeding/resting areas, trout streams/lakes, MPCA or MDNR listed calcareous
fens, outstanding resource value waters, and county or jurisdictional ditches within or adjacent to the
Project area.
7. Wastewater
The Project is expected to generate wastewater of typical domestic strength and character.
Construction of new sanitary sewer lines will be required to service the Project.
8. Hazardous Materials
Minnesota Pollution Control Agency (MPCA) records do not indicate any current or former
contamination sites within or immediately adjacent to the Project area. The MPCA’s What’s In My
18
Neighborhood (WIMN) database was reviewed and identified two documented petroleum leaks within
close proximity to the Project site, both of which were located approximately 0.07 miles southeast of
the Project site. These releases were issued regulatory site closures and are not expected to adversely
impact the Project site.
9. Ecological Resources
The Project site largely consists of agricultural and wetland areas. Existing communities will be
affected by the change in land use. The prominent land use that will be converted is active agricultural
land which provides poor habitat for wildlife. Unavoidable wetland impacts will be minimized to the
greatest extent feasible, considering the site constraints of each proposed wetland impact and
surrounding area (such as special considerations per MN Rules 8420.0515). An approximate 0.7
acres of unavoidable permanent wetland impacts are anticipated to occur as a result of the
construction of the Project. Wetland impacts were limited to currently farmed wetland areas.
Additionally, approximately 2.9 acres of wooded land will be removed.
10. Historic Resources
The National Register of Historic Places (NRHP) and Minnesota Office of the State Archaeologist (OSA)
Portal were reviewed with no known historic or archaeological features mapped within the Project site.
Additionally, the Minnesota’s Statewide Historic Inventory Portal (MnSHIP) was reviewed, and no
known historic features were mapped within the Project area.
11. Visual Resources
There are portions of Cedar and Wilkinson Lakes located within the Project site. These water bodies
are currently landlocked within private property and is not visible to the public from existing Rights-of-
Way. Development of the Project will avoid impacting these areas to the extent feasible and will
provide scenic views of the water body within the future neighborhood from roads, sidewalks, homes,
and yards.
12. Noise
Existing noise in the Project area includes vehicle traffic from adjacent roads. Nearby residential
homes may experience a temporary increase in noise duration and frequency during construction;
however, these noises will be conducted during restricted hours. Post construction noise will be typical
of surrounding residential areas and will not exceed the State of Minnesota statutory limits for
residential receptors (NAC 1), Minnesota Rules 7030.0040. Post-construction exterior noise is
anticipated to be generated from intermittent traffic and recreational activities.
13. Transportation
A traffic study was completed in 2024 to analyze the proposed development plan. The proposed mixed
used and residential developments along Ash Street will increase vehicular volumes and average
delays at the studied intersections, and the planned roadway geometry is able to accommodate the
changes in traffic volumes and distribution patterns.
Based on the traffic analysis for the site, the intersections where traffic flow was monitored were
assigned a ranking of Level of Service (LOS). LOS A indicates the best traffic operation with vehicles
experiencing minimal delays. LOS F indicates a breakdown of traffic flow, or where demand exceeds
capacity in an intersection. Intersection 1 had an LOS ranking of LOS E and LOS F during the weekday
a.m. and p.m. peak hours, whereas all other intersections monitored during the traffic study had
rankings of LOS A during the weekday a.m. and p.m. peak hours.
The planned intersection geometry and traffic control is sufficient to accommodate the opening year
and design year vehicular traffic. After the construction of the development, this report recommends
that the study area be re-evaluated if growth projections change.
Cumulative Potential Effects
The possible cumulative effects on public infrastructure may involve the municipal water supply, sanitary sewer
systems, stormwater management, and transportation. The City of Lino Lakes has accounted for growth and
19
increased capacity to manage these impacts in its 2040 Comprehensive Plan. Therefore, the cumulative
effects on public infrastructure are not anticipated to be substantial.
Stormwater regulations and water quality BMPs are expected to minimize cumulative impacts of post-
development runoff on receiving waters. Cumulative impacts on natural resources include the loss of
agricultural land and loss of wetland.
Extent to Which Environmental Effects are Subject to Mitigation
Environmental impacts on water quality, wetlands, and traffic must undergo further approval and/or mitigation
in line with local, state, and federal regulations, ordinances, management plans, and permitting procedures.
Any potential environmental effects linked to this project will be addressed through compliance with relevant
laws and regulations. The project outlined in the Environmental Assessment Worksheet (EAW) requires the
following permits and approvals.
Unit of Government Type of Application Status
U.S. Army Corps of
Engineers (USACE)
Clean Water Act
Section 404 Permit To be Submitted
Minnesota Department
of Health (MDH) Watermain Extension Permit To be Submitted
Minnesota Department
of Natural Resources
(MnDNR)
Water Appropriation Permit (Construction
Dewatering) To be Submitted, if necessary
Minnesota Pollution
Control Agency (MPCA)
National Pollution Discharge Elimination
System (NPDES)/State Disposal System
(SDS) General Permit
To be Submitted
Sanitary Sewer
Extension Approval To be Submitted
Section 401 Water Quality Certification or
Waiver To be Submitted
Rice Creek
Watershed District
Wetland Conservation Act Delineation
Boundary Concurrence Approved
Wetland Mitigation Plan To be Submitted
Stormwater Management Permit To be Submitted
Erosion and Sediment Control Plan To be Submitted
Floodplain Alteration Permit To be Submitted
Wetland Alteration Permit To be Submitted
Anoka County Access Permit(s) To be Submitted
Right-of-Way Permit(s) To be Submitted
City of Lino Lakes Rezoning To be Submitted
Plat To be Submitted
20
Unit of Government Type of Application Status
Municipal Water
Connection Permit To be Submitted
Sanitary Sewer
Connection Permit To be Submitted
Grading Permit To be Submitted
Building Permit To be Submitted
Stormwater Management Permit To be Submitted
Erosion and Sediment Control Plan To be Submitted
Floodplain Alteration Permit To be Submitted
Extent to Which Environmental Effects can be Anticipated or Controlled
The proposed Project and comments have been evaluated by the City of Lino Lakes (RGU) to determine
potential environmental effects. Based on a comparison of the impacts that are reasonably expected to occur
from the Project with the criteria established in Minnesota Rules Part 4410.1700, subp. 7, the has determined
that the Project does not have the potential for significant environmental effects.
RECORD OF DECISION
Based on the EAW, the response to comments, and the Findings of Fact, the City of Lino
Lakes, the RGU for this environmental review, concludes the following:
1. The EAW was prepared in compliance with the procedures of the Minnesota
Environmental Policy Act and Minnesota Rules, Parts 4410.1000 to 4410.1700 (2015);
2. The EAW satisfactorily addressed the issues for which existing information could
have been reasonably obtained;
3. Based on the criteria established in Minnesota Rules 4410.1700, the project does
not have the potential for significant environmental effects;
4. The City makes a “Negative Declaration,” and
5. An EIS is not required.
January 9, 2025
Katie Larsen
City of Lino Lakes
600 Town Center Parkway
Lino Lakes, Minnesota 55014-1182
klarsen@linolakes.us
RE: North Oaks Mixed Use Development – Environmental Assessment Worksheet
Dear Katie Larsen
Thank you for the opportunity to review and comment on the Environmental Assessment Worksheet
(EAW) for the North Oaks Mixed Use Development project (Project) located in Anoka County,
Minnesota. The Project consists of The North Oaks Company LLC constructing a mixed-use development
located in the City of Lino Lakes, Anoka County, Minnesota. The project will include the construction of
senior housing, market-rate apartments, affordable housing, commercial space, and single-family lots.
Regarding matters for which the Minnesota Pollution Control Agency (MPCA) has regulatory
responsibility and other interests, the MPCA staff has the following comments for your consideration.
Watershed
• The proposed site is within the Minneapolis, St. Paul Priority A Surface water DWSMA.
• With the proposed concentration of housing and roads, the development would benefit from
having planned areas to put snow.
• Planning to store snow in areas that won’t increase icy areas as the pile melts will be the
most beneficial.
• The goal is to develop with winter maintenance in mind and using less salt.
o With the proximity to wetlands and lakes, planning for winter maintenance during
development may help keep the waterbody off the impaired waters list for chloride.
• To better protect the waterbodies within the project boundary, there is an opportunity to do
better than minimum runoff standards.
• This could be done by designing for a lower runoff volume, more nutrient and sediment
reductions, and provide wider vegetated buffers.
• Include more details of planned infiltration areas and runoff rates.
• Having more storage will help protect the housing areas from flooding.
• With higher precipitation events expected, and wetland areas adjacent to properties,
planning for higher precipitation events will prevent flooding of homes later.
• Having a maintenance plan for the vegetated areas and stormwater BMP areas will ensure the
BMPs continue to provide benefit.
• This includes assigning who will oversee maintenance and what is allowed.
• Protecting the buffered areas from mowing and having a vegetation management plan
could reduce future landowner conflicts.
Katie Larsen
Page 2
January 9, 2025
Wastewater
• The EAW should discuss the ability of the Met Council Metropolitan Wastewater Treatment
Plant (WWTP) to handle the estimated project wastewater flow. The design average wet
weather flow for the Met Council Metropolitan WWTP is 314 million gallons per day (MGD) and
the average daily flow for the treatment facility for the last three years is roughly 168 MGD.
• A table should be provided to identify the wastewater design flow estimates for each of the
proposed land use types (residential and commercial) identified for the project area.
Construction Stormwater
• Projects disturbing more than 50 acres and located within one mile of an impaired water are
subject to a mandatory SWPPP review by MPCA staff prior to the issuance of the NPDES
Construction Stormwater Permit. The complete SWPPP must be included with the application
and submitted at least 30 days before the start of construction activity.
• Volume reduction practices, such as infiltration, must be considered first when designing the
permanent stormwater treatment system. If infiltration is prohibited for reasons outlined in the
CSW permit, wet sedimentation basins or filtration practices may be used instead.
We appreciate the opportunity to review this Project. Please be aware that this letter does not
constitute approval by the MPCA of any or all elements of the Project for the purpose of pending or
future permit actions by the MPCA. Ultimately, it is the responsibility of the Project proposer to secure
any required permits and to comply with any requisite permit conditions. If you have any questions
concerning our review of this EAW, please contact me by email at Chris.Green@state.mn.us or by
telephone at 507-476-4258.
Sincerely,
Chris Green
This document has been electronically signed.
Chris Green, Project Manager
Environmental Review Unit
Resource Management and Assistance Division
CG:rs
Attachment
cc: Dan Card, MPCA (w/ attachment)
Miranda Nichols, MPCA (w/ attachment)
Nicole Peterson, MPCA (w/ attachment)
David Sahli, MPCA (w/ attachment)
Julie Henderson, MPCA (w/ attachment)
Metropolitan Council (Regional Office & Environmental Services)
390 Robert Street North, Saint Paul, MN 55101-1805
P 651.602.1000 | F 651.602.1550 | TTY 651.291.0904
metrocouncil.org
An Equal Opportunity Employer
January 16, 2025
Katie Larsen, City Planner
City of Lino Lakes
600 Town Center Parkway
Lino Lakes, MN 55014
RE: City of Lino Lakes – Environmental Assessment Worksheet (EAW) – North Oaks Mixed Use
Development
Metropolitan Council Review No. 23038-1
Metropolitan Council District No. 11
Dear Katie Larsen:
The Metropolitan Council received the EAW for the North Oaks Mixed Use Development project in Lino
Lakes on December 17, 2024. The proposed project is located north of Wilkinson Lake and west of
Centerville Road. The proposed development consists of 71 single-family homes, 56 townhomes, and
300 apartments along with approximately 178,000 square feet for a total of 120 acres.
The staff review finds that the EAW is complete and accurate with respect to regional concerns and does
not raise major issues of consistency with Council policies. An EIS is not necessary for regional
purposes.
We offer the following comments for your consideration.
Item 7– Climate (MacKenzie Young-Walters, 651-602-1373)
The EAW would benefit from a more robust consideration of anticipated climate impacts and
potential mitigation measures. For example, the identified warming trend is expected to increase
the number of freeze thaw cycles during winter months. Given the site’s proximity to surface water
resources, developing a chloride management plan would be an appropriate adaptation to this
trend to help protect these water bodies. Similarly, the projected increase in the frequency of large
storm events may justify a more aggressive approach to stormwater management. Finally, native
vegetation could be used in landscaping to increase the site’s resistance to drought and assist in
onsite stormwater management.
Item 9 – Permits and approvals required (MacKenzie Young-Walters, 651-602-1373)
The development appears to be inconsistent with the density ranges permitted by the city’s
comprehensive plan. The provided site plan for the high-density portion of the development
indicates that 19.9 acres will be residential uses with 2.2 acres of public streets. This would result
in a proposed density of 16.1 units per acre which exceeds the 15 units per acre maximum
established for the Signature Gateway District and the 8 units per acre maximum established for
the High-Density Residential land uses assigned to the eastern portion of this project. The project
proposer should also verify that the single-family homes proposed for the area guided for Medium
Density Residential fall within the established 4 to 6 units per acre range. The final project must
fall within the density ranges established by the city’s land use plan, which can be accomplished
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either through a comprehensive plan amendment or revising the proposed number of dwelling
units.
Item 10 – Land Use (Colin Kelly, 651-602-1361)
There is one unit of the Regional Parks and Trails System in the vicinity (i.e., within 1/2 mile) of
the proposed development. Metropolitan Council Parks and Trails staff encourage the City of Lino
Lakes to work with Anoka County to develop an off-street bicycle and pedestrian connection from
the proposed development to the intersection of Ash Street and 20th Avenue South, to connect
with the planned Chain of Lakes-Otter Lake Regional Trail. Local and regional trails benefit
residents and businesses alike, providing healthy recreation options and access to key local and
regional destinations.
Item 12– Water Resources (John Clark, 651-602-1452)
The EAW states that the water supply source for this development may be the City of Lino Lakes
or the White Bear Township, with estimated average day demands of 88,000 gallons per day
(GPD) and max day demands of 199,700 GPD. These estimated water demands would account
for approximately 4.1% of Lino Lakes’ projected average day demand and 2.7% of max day
demand in 2030. Similarly, these demands would account for 5.1% of White Bear Township’s
projected average day demand and 4.8% of max day demand in 2030. If the estimated water
demands for this development are not currently accounted for in either community’s current
approved Local Water Supply Plan (LWSP), the LWSPs for those communities providing water for
the development would need to be updated to reflect new water demands and any needed
changes to water appropriation permits and be approved by the Minnesota Department of Natural
Resources (DNR). Once a LWSP is updated and approved by the DNR, those plans need to be
provided to the Metropolitan Council (Council) as part of a comprehensive plan amendment. The
Council reviews comprehensive plan amendments for consistency with Water Policy Plan policies
related to water resource and supply sustainability.
Agreements with the community or communities providing water supply for this development
should be reached before proceeding with development. These agreements should be included in
LWSP appendices.
Potential water supplying communities of Lino Lakes and/or White Bear Township may be
impacted by water demand and permit restrictions imposed by the DNR associated with the
sustainable management of White Bear Lake. Strategies to conserve water through efficient use
and sustainable water and land management practices should be considered during the design
and development phases.
This development lies adjacent to Lino Lakes and St. Paul Drinking Water Supply Management
Areas (DWSMA). Note that any changes to Wellhead Protection Areas associated with new wells
or updated modeling efforts may include portions of this development within a neighboring
DWSMA. Care should be taken to ensure that land use changes and management within these
120 acres align with the Wellhead Protection Plans for Lino Lakes and St. Paul, reflecting best
management practices.
The project area consists primarily of hydric or drained hydric soils and lies adjacent to large
wetland complexes. The water table is within 10 feet of the land surface throughout the project
area and could rise during wet climatic periods. Precipitation has been increasing in the area over
the past century and some areas where hydric soils have been drained and filled for development
have experienced flooding during the past decade. Care should be taken to consider these factors
in the climate portion of the EAW and in site design, ensuring that drainage of the project area
supports developed infrastructure and adjacent natural areas, as nearby wetlands may serve as
important features supporting water infiltration and recharge of underlying aquifers. Buildings
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withing this project area may require design elements that ensure inground infrastructure does not
flood, per the included geotechnical report.
Due to the increase in impervious surface post-development and the location of the project area
adjacent to surrounding wetlands and surface waters, care should be taken to consider the
potential use and need for chlorides for snow and ice management. By considering these needs
along with smart salting strategies in site design and the development process, potential
contamination of surface water groundwater may be limited.
Item 12.b.i – Wastewater (Roger Janzig, 651-602-1119)
A copy of the Intercommunity Wastewater Service Agreement should be forwarded to
Metropolitan Council Environmental Services once executed. The agreement must show how the
intercommunity connection is being billed for wastewater service (i.e. by the community receiving
the flow or is the Metropolitan Council making an adjustment in the wastewater flow billing for the
two communities).
Item 18– Greenhouse Gas Emissions (MacKenzie Young-Walters, 651-602-1373)
From the provided narrative and calculations sheet, it does not appear that greenhouse gas
emissions associated with the site’s commercial component were considered. The State of
Minnesota’s climate goals require every project to consider how they can reduce their
contributions to greenhouse gas emissions, even though virtually every project can argue that
their individual contribution is a very small amount when compared to state-wide GHG emissions.
In this case, a mitigation measure such as electric vehicle ready design could significantly reduce
the project’s long-term environmental impacts by facilitating the transition to electric vehicles.
Alternatively, committing to tree replacement beyond what is required by city ordinance or using
native planting for landscaping would also be appropriate mitigation measures to consider. Finally,
common mitigation measures like energy efficient building design and appliances can also
contribute to reducing the project’s greenhouse gas emissions and should be considered.
Item 20 – Transportation (Joe Widing, 651-602-1822)
Staff recommends that the developer construct non-motorized facilities throughout the proposed
site to connect to future facilities planned with the upcoming County Road J reconstruction
project. The development should also construct non-motorized facilities beyond the county project
scope along Centerville Road out to the proposed Ash Street intersection.
This concludes the Council’s review of the EAW. The Council will not take formal action on the EAW. If
you have any questions or need further information, please contact MacKenzie Young-Walters, Principal
Reviewer, at 651-602-1373 or via email at mackenzie.young-walters@metc.state.mn.us. As always, you
can also contact your Sector Representative, Emma Dvorak, at 651-602-1399 or via email at
emma.dvorak@metc.state.mn.us.
Sincerely,
Angela R. Torres, AICP, Senior Manager
Local Planning Assistance
CC: Tod Sherman, Development Reviews Coordinator, MnDOT - Metro Division
Gail Cederberg, Metropolitan Council District 11
Emma Dvorak, Sector Representative
MacKenzie Young-Walters, Principal Reviewer
Reviews Coordinator
1
Division of Ecological and Water Resources Transmitted by Email
Region 3 Headquarters
1200 Warner Road
Saint Paul, MN 55106
January 16, 2025
Katie Larsen, City Planner
City of Lino Lakes
600 Town Center Parkway
Lino Lakes, MN 55014-1182
Dear Katie Larsen,
Thank you for the opportunity to review the North Oaks Mixed Use Development Environmental
Assessment Worksheet (EAW) for the project located in Anoka County. The DNR respectfully submits
the following comments for your consideration:
1. Page 11, Zoning. The EAW states the project site will be rezoned to bring it in line with the
Future Land Use Map (Appendix C) within the 2040 Comprehensive Plan. The project site is
within DNR public waters shoreland. The project must be reviewed as a shoreland Planned Unit
Development per city ordinance section 1102.13.
2. Page 11, Zoning. The EAW should discuss how the project is or is not in compliance with local
shoreland ordinances.
3. Page 13, Surface Water. This section does not discuss Lake Amelia to the east, even though
much of the eastern development is located within the shoreland of Lake Amelia, which is also
a Lake of Moderate Biodiversity Significance. Wilkinson Lake is mapped as a Minnesota
Biological Survey (MBS) Site of Outstanding Biodiversity Significance.
4. Page 15, Groundwater. There is one identified well (#420603, a domestic well) located within
the Project site. The DNR regulates water use, depending on use type and volume. However, if
the well is not in use and does not have a Water Well Maintenance Permit, or the well poses a
threat to health or safety, Minnesota law requires that the well be sealed.
5. Page 15, Groundwater. Is the site currently tile-drained? If so, what is the depth to
groundwater expected to be after development?
6. Page 16, Stormwater. Please ensure that the NPDES/SDS Construction Stormwater Permit, the
Stormwater Pollution Prevention Plan, and project construction plans include the requirements
for state-listed species that are identified in the June 21, 2024 Natural Heritage Review letter,
and also include the required Blanding’s turtle avoidance plan.
2
7. Page 16, Stormwater. The DNR recommends that stormwater be used for landscape irrigation.
The re-use of stormwater for irrigation will reduce the volume of stormwater and stormwater
pollution flowing downstream of the site. In addition, the use of stormwater for irrigating
landscaping will conserve valuable groundwater.
8. Page 16, Stormwater. The increase in impervious surfaces will also increase the amount of road
salt used in the project area. Chloride released into groundwater as well as local lakes and
streams does not break down, and instead accumulates in the environment, potentially
reaching levels that are toxic to aquatic wildlife and plants. Consider promoting local business
and city participation in the Smart Salting Training offered through the Minnesota Pollution
Control Agency. There are a variety of classes available for road applicators, sidewalk
applicators, and property managers. More information and resources can be found at this
website. Many winter maintenance staff who have attended the Smart Salting training — both
from cities and counties and from private companies — have used their knowledge to reduce
salt use and save money for their organizations.
We also encourage cities and counties to consider how they may participate in the Statewide
Chloride Management Plan and provide public outreach to reduce the overuse of chloride. Here
are some educational resources for residents as well as a sample ordinance regarding chloride
use.
9. Page 16, Stormwater. Large stormwater ponds are proposed to be located directed adjacent to
Wilkinson Lake, which is a high-quality natural resource. Stormwater directed towards this
natural area could alter the natural hydrology, contribute to sediment and erosion, or introduce
nutrients and other contaminants that could degrade this natural area. We encourage the
development to give sufficient buffer to the Outstanding MBS Site, and to ensure robust
stormwater treatment to protect Wilkinson Lake. The project area is also in a High Potential
Zone for the federally-endangered, rusty patched bumble bee. Therefore, we encourage the
development to use weed-free, native seed mixes in landscaping and stormwater features to
the greatest extent possible in order to provide pollinator and wildlife habitat.
10. Page 18, Wetlands. Please note that the MBS Site of Outstanding Biodiversity Significance and
the associated two Native Plant Communities (NPC) mapped adjacent to the project area more
than likely extend across the hard line that makes up the northern border of the NPCs. The
straight line of the northern border is an arbitrary stopping point of a survey site based on the
change from Ramsey to Anoka County and does not represent a change in plant community.
Aerial imagery, historic imagery, and LiDAR support the extension of the NPCs into the project
area (see image below), and a consultation with MBS staff confirmed that a continuation of the
NPCs (MRn83 – Northern Mixed Cattail Marsh and WMn82a – Willow – Dogwood Shrub
Swamp) into the project area would be considered appropriate based on DNR mapping
standards.
NPCs with a Conservation Status Rank of S1 through S3, or wetlands within High or Outstanding
MBS Sites of Biodiversity Significance may qualify as Rare Natural Communities (RNC) under the
Wetland Conservation Act (WCA). Minnesota Rules, part 8420.0515, subpart 3, state that a
wetland replacement plan for activities that modify a RNC must be denied if the local
government unit determines proposed activities will permanently adversely affect the RNC. The
3
project is proposing to impact wetlands, which requires the preparation of a wetland
replacement plan. Please refer to WCA Technical Guidance on RNCs as the project moves
forward, and contact DNR Regional Plant Ecologist, Amanda Weise (651-259-5793;
Amanda.Weise@state.mn.us) for further coordination on RNC evaluation during the WCA
process.
11. Page 21, Rare Features. Please refer to the previous comment. Current and historical (1991-
present) aerial imagery show no apparent differences in land use or vegetation between the
Outstanding MBS site closer to Wilkinson and the contiguous wetlands within the project area.
They are all part of the wetlands surrounding Wilkinson Lake and it is likely that the conditions
and NPCs in the MBS Site continue into these wetlands within the project area. "Outstanding"
sites contain the best occurrences of the rarest species, the most outstanding examples of the
rarest native plant communities, and/or the largest, most ecologically intact or functional
landscapes. The condition of the wetlands on the western side of the project is not known.
12. Page 21, Rare Features. This section does not represent the abundance of state threatened,
Blanding’s turtles, in the area. There are two mapped element occurrences of the Blanding’s
Turtle that overlap with the Project site and several other documented occurrences within a
mile. Blanding’s Turtles may move up to or over a mile during the active season. They use
wetlands, creeks, ponds, and lakes to overwinter and use uplands during the active season for
travel, feeding, and nesting.
13. Page 22, Rare Features. Given the number of Blanding’s turtles documented in and near the
project area, it is likely this species uses the area for summer activities - nesting, feeding,
basking, and/or travel - and/or for overwintering. Direct impacts to wetlands will be minimized
but conversion of uplands to housing and associated infrastructure will make those areas of
little use to Blanding’s turtles and will likely make them more dangerous to these turtles as they
will have greater exposure to the cars and other potentially harmful activities. A Blanding’s
turtle avoidance plan is required for this project, and should be described in this section of the
EAW.
4
14. Page 23, Visual. Given the proximity of the development to a sensitive natural area,
development lighting is an important consideration, especially since tall multistory buildings are
proposed. Animals depend on the daily cycle of light and dark for behaviors such as hunting,
migrating, sleeping, and protection from predators. Light pollution can affect their sensitivity to
the night environment and alter their activities. In addition to the undesirable effects of upward
facing lighting, the hue of lights can also affect wildlife. LED lighting has become increasingly
popular due to its efficiency and long lifespan. However, these bright lights tend to emit blue
light, which can be harmful to birds, insects, and fish. The DNR recommends that any projects
using LED luminaries follow the MnDOT Approved Products for luminaries, which limits the
Uplight rating to 0. A nominal color temperature below 2700K is preferable for wildlife, and so
we recommend choosing products that have the lowest number for backlight and glare (all
approved products should already be 0 for Uplight).
15. Page 24, Dust and Odors. DNR recommends that dust suppressants containing chloride not be
used in areas that drain to public waters.
Thank you again for the opportunity to review this document, and please let me know if you have any
questions.
Sincerely,
Melissa Collins
Regional Environmental Assessment Ecologist | Ecological and Water Resources
Minnesota Department of Natural Resources
1200 Warner Road
St. Paul, MN 55106
Phone: 651-259-5755
Email: melissa.collins@state.mn.us
CC: Lauren Grouws, North Oaks Company, LLC
Equal Opportunity Employer
1
Thomas Hoffman
From:Dove Family <dovefamily96@gmail.com>
Sent:Thursday, January 16, 2025 10:38 PM
To:Thomas Hoffman
Subject:County J/Ash & Centerville Development
[You don't o en get email from dovefamily96@gmail.com. Learn why this is important at
h ps://aka.ms/LearnAboutSenderIden'fica'on ]
Cau'on: This email originated outside our organiza'on; please use cau'on.
Hi Thomas,
Upon review of the proposed development informa'on and the studies that were conducted we had a few observa'ons.
The traffic study which was conducted was performed on a Thursday in mid-July. We don’t feel this is representa've of
normal traffic during a school / work week in say April or September/October. I believe there would be more traffic in
and out of Rapp Farm with the many parents and student drivers leaving and entering the neighborhood in morning and
a ernoon commutes. It would be more appropriate than picking a day in mid summer when school is out and many
people are on vaca'ons.
The S curve between Rapp and Centerville is dangerous. We have seen many cars, trucks, and delivery trucks slide off
the road each year going eastbound and entering the turn too fast a er speeding down county J/Ash and taking out the
signs and damaging their vehicles. Vehicles also tailgate, pass on the shoulder, and pass on the double yellow on County
J/Ash. We have even had 2 vehicles pass us in the S-turn.
The number of accidents at Rapp Farm entrances seems low. Also, no accidents were reported at the Main West
entrance of Rapp Farm. I saw an accident there so we are wondering if data was pulled from only one county either
Ramsey County or Anoka County. Depending on what county team responded to an accident and if only one county’s
data was pulled, the study results may not give a complete picture.
Thanks for listening.
Jeff and Julie Dove
76 Monarch Way
North Oaks, MN 55127
1
Thomas Hoffman
From:Rapp1 <r3297066@gmail.com>
Sent:Wednesday, January 15, 2025 2:43 PM
To:Thomas Hoffman
Subject:North Oaks Mixed Use Development EAW - Concerns Regarding Proposed
Development on Centerville Road through County J
Caution: This email originated outside our organization; please use
caution.
Dear Mr. Thomas
I am writing to express my concerns regarding the proposed development from Centerville Road through
County J. Some of the key issues with this development include its impact on the preserved areas within
the North Oaks community, its effects on wildlife, and the increased light and noise pollution in the area.
Development has significant impacts on local ecosystems, often leading to a range of environmental
challenges:
Habitat Loss: Development can lead to local extinction and reduced biodiversity.
Fragmentation: When natural areas are divided into smaller, isolated patches, it disrupts the
continuity of habitats. This fragmentation can make it difficult for species to find food, mates, and
shelter, leading to population declines.
Pollution: Runoff from developed areas can carry chemicals and heavy metals into water bodies,
harming aquatic life.
Hydrological Changes: Development can alter natural water flows, leading to increased
stormwater runoff and changes in water quality and quantity. This can affect both terrestrial and
aquatic ecosystems.
Climate Change: Urban heat islands—areas that are significantly warmer than their rural
surroundings—can alter local climate patterns and affect species sensitive to temperature
changes.
Invasive Species: Development can facilitate the spread of invasive species, which can
outcompete native species and further reduce biodiversity.
These challenges underscore the importance of reconsidering the proposed development on County J
and Centerville.
The preserved area encompasses various wetlands, forests, and prairies, all of which play a crucial role
in maintaining the health and stability of the local ecosystem. These habitats provide essential breeding
grounds for migratory birds, butterflies, and other pollinators, thereby ensuring that our community
remains a vibrant and diverse ecosystem. The area proposed for development is part of a 220-acre
agricultural easement that is intended to be perpetually protected from development. This easement
serves as a buffer zone for wildlife and the conserved area.
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2
Some of the key benefits of having this agricultural easement surrounding the preserved North Oaks
areas include:
Protection of Open Space: Agricultural easements help preserve open spaces, preventing them
from being developed for non-agricultural uses. This maintains the natural landscape and provides
aesthetic and recreational benefits to the community.
Wildlife Habitat: These easements protect habitats for various species, including those that rely
on agricultural lands for breeding, feeding, and shelter. This contributes to biodiversity and
supports healthy ecosystems.
Environmental Quality: Agricultural easements help maintain soil health, water quality, and air
quality by preventing urban sprawl and promoting sustainable farming practices.
Buffer Zones: They act as buffer zones around conserved areas, reducing the impact of urban
development on these sensitive environments.
Economic Benefits: By keeping land in agricultural use, these easements support local farming
economies and can provide financial benefits to landowners through tax incentives and
conservation funding.
Cultural and Historical Preservation: Agricultural easements can protect lands with historical or
cultural significance, preserving the heritage and traditional uses of the land.
Climate Resilience: Maintaining agricultural lands can enhance climate resilience by
sequestering carbon, reducing flood risks, and supporting local food production.
Constructing a road adjacent to the preserved water body is likely to significantly increase microplastic
pollution. The proposed high-density development in an area currently lacking metro services will
inevitably lead to increased car traffic, thereby exacerbating microplastic pollution. Current studies
suggest that traffic is a significant contributor to microplastic pollution, with approximately 28% of
microplastics entering the environment globally attributed to tire wear from vehicles. Humans can ingest
microplastics through contaminated food and water and inhale them from the air. Microplastics have
been found in various human tissues, including the placenta. The presence of microplastics in the
human body is associated with inflammation, chronic diseases, neurotoxicity, and oxidative stress.
While the full impacts of this pollution are still being analyzed, scientists agree that microplastic
pollution represents a major health concern.
The proposed development will negatively impact the neighborhood through increased light and noise
pollution. Light pollution can cause disruption of circadian rhythms, increase the risk of health issues,
and cause eye strain and visual discomfort. Many residents chose to move away from urban areas to
enjoy tranquility, access to preserved natural areas, and the availability of clean water and air. The
construction of a high-density development, particularly with commercial zones, will likely exacerbate
light and noise pollution in the area, thereby diminishing its appeal to young families.
The proposal fails to consider the community characteristics that make higher density development
challenging. The anticipated increase in the number of cars will have significant environmental
consequences for the area surrounding this development. The additional vehicles will necessitate the
construction of more roads, and the current road infrastructure will be insufficient to support the
population growth. Traffic congestion already occurs on Ash Street even with the current density. It is
unclear how a road from County J to Centerville will alleviate this traffic issue.
The proposed building heights, intended to increase the density of the development area, appear to
serve no purpose other than to enhance the developers' profits. These buildings will be an eyesore for the
neighborhood, towering over all surrounding structures. They will obstruct the path of migratory birds
3
and block the sweeping views of the conserved area. Previous developments by the North Oaks
Company have been designed to preserve views of green spaces. This proposal, however, seems
focused on cramming too many people into a small space.
Thank you for considering my concerns. I hope that the negative impacts of this development will be
carefully evaluated.
CITY OF LINO LAKES
RESOLUTION NO. 25-12
RESOLUTION APPROVING THE RECORD OF DECISION AND MAKING A NEGATIVE
DECLARATION ON THE NEED FOR AN ENVIRONMENTAL IMPACT STATEMENT
FOR THE NORTH OAKS MIXED USE DEVELOPMENT
WHEREAS, Pursuant to Minnesota Rules for Environmental Review, 4410.0200 Responsible
Governmental Unit (RGU) has prepared the Environmental Assessment Worksheet (EAW) for
the proposed North Oaks Mixed Use Development, Lino Lakes, Anoka County (Project).
WHEREAS, the City initiated an environmental review to determine if the proposed North Oaks
Mixed Use development has the potential for significant environmental effects, as required by
MN Rules, Chapter 4410.4300, Subpart 14;
WHEREAS, the EAW was filed with the EQB and notice of its availability for public review and
comment was published in the EQB Monitor on December 17th, 2024. A copy of the EAW was
sent to all persons on the EQB Distribution List. The EAW was also made available at City Hall.
WHEREAS, The 30-day public review and comment period for the EAW began on December
17th, 2024 and ended January 16th, 2025.
NOW, THEREFORE, BE IT RESOLVED The City of Lino Lakes has fulfilled all applicable
procedural requirements of law and rule regarding the determination of need for an
Environmental Impact Statement (EIS) for the proposed North Oaks Mixed Use Development
The proposed Projects and comments have been evaluated by the City of Lino Lakes (RGU) to
determine potential environmental effects. Based on a comparison of the impacts that are
reasonably expected to occur from the Project with the criteria established in Minnesota Rules
Part 4410.1700, subp. 7, the Project does not have the potential for significant environmental
effects. Pursuant to Minnesota Rules Part 4410.1700, Subpart 5, a copy of the RGU Record of
Decision will be provided, within 5 days, to all persons on the EQB Distribution List.
BE IT FURTHER RESOLVED that the Mayor and Clerk are hereby authorized the Record of
Decision on behalf of the City following review and approval by the City Attorney.
Adopted by the City Council of the City of Lino Lakes this 10th day of February, 2025.
___________________________
Rob Rafferty, Mayor
ATTEST:
___________________________
Roberta Colotti, CMC, City Clerk