HomeMy WebLinkAbout02/12/2025 PZ Combined Packet
Meeting guidelines on reverse side.
PLANNING & ZONING BOARD AGENDA
Wednesday, February 12, 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. Election of Chair and Vice Chair
4. Public Comment (sign-in prior to start of meeting per Rules of Decorum)
5. Setting the Agenda: Addition or Deletion of Agenda Items
6. Approval of Minutes: January 8, 2025
7. Action Items
A. PUBLIC HEARING CONTINUTED: Zoning Ordinance Text Amendment for Adult
Use Cannabis
B. Burque Estates PUD Concept Plan
8. Discussion Items
A. Project 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 3 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.
DRAFT MINUTES
CITY OF LINO LAKES
PLANNING & ZONING BOARD MINUTES
1. CALL TO ORDER AND ROLL CALL
Chair Root called the Lino Lakes Planning & Zoning Board meeting to order at 6:30 p.m.
on January 8, 2025.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC COMMENT
Mr. Root declared public comment open at 6:30 p.m.
There were no public comments.
Mr. Root closed public comment.
4. APPROVAL OF AGENDA
The agenda was approved as presented.
5. APPROVAL OF MINUTES
Mr. Vojtech moved to approve the December 11, 2024 meeting minutes. Motion
seconded by Mr. Evenson. Mr. Kohler abstained. Motion carried 5 – 0.
DATE: January 8, 2025
TIME STARTED: 6:30 P.M.
TIME ENDED: 7:56 P.M.
MEMBERS PRESENT: Nathan Vojtech, Neil Evenson, Patrick Kohler
Michael Root, Suzy Guthmueller, Perry Laden,
MEMBERS ABSENT: Isaac Wipperfurth
STAFF PRESENT: Michael Grochala, Katie Larsen, Diane Hankee
Julie Whitney
Planning & Zoning Board
January 8, 2025
Page 2
DRAFT MINUTES
6. ACTION ITEMS
A. Public Hearing: 8196 20th Avenue (Shuda Farms) Interim Use Permit
Ms. Hankee presented the staff report.
The applicant, Shuda Farms, LLC, submitted a Land Use Application for an Interim Use
Permit (IUP) for compost 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 used for onsite use only
and will have no commercial or residential sales.
The owner, Alex Shuda, 8196 20th Avenue, Lino Lakes, MN 55014 was present. Mr.
Shuda is planning on growing landscape trees mostly around 4 feet tall and will plant
around 5000 this spring with the total number of trees reaching 20,000 to 30,000. The
barn space will be used for storing equipment and some planting that will need to occur
inside. Mr. Shuda discussed the topography of the property and the process of planting
the trees.
The Board asked questions regarding bathroom facilities for employees, notification of
neighbors due to the increased traffic on the shared driveway and ground cover for the
trees.
Mr. Root opened the public hearing at 6:46 p.m.
No public comments were made.
Mr. Kohler moved to close the public hearing. Motion seconded by Mr. Evenson. The
public hearing was closed at 6:46 p.m.
Mr. Evenson moved to approve the IUP with the conditions listed in the staff report.
Motion seconded by Laden. Motion carried 6 - 0.
B. Public Hearing: 416 Lilac Street (BRF Enterprises, LLC) Conditional Use Permits
Ms. Larsen presented the staff report.
Planning & Zoning Board
January 8, 2025
Page 3
DRAFT MINUTES
The applicant, BRF Enterprises, LLC, is proposing to operate an automotive
collision/repair shop and towing/recovery company at 416 Lilac Street.
Michael Fuhr, 416 Lilac Street, Lino Lakes, MN 55014 was present. Mr. Fuhr requested
an increase to the number of days a vehicle could be in the lot from 30 days to 60 days.
He stated when vehicles are towed, state statute must be followed for disposing of a
vehicle that has not been paid for or claimed. A letter needs to be sent to the owner and
then you must wait a period of 45 days before you can do anything with it. This would
exceed the allotted time frame for parking. He also addressed the drainage pond and
stated they would be working with the City and an engineer to insure the drainage is
adequate. He also said the fence would be moved to the back to accommodate more
parking in the front.
Mr. Root opened the public hearing at 7:07 p.m.
No public comments were made.
Mr. Kohler moved to close the public hearing. Motion seconded by Mr. Vojtech. The
public hearing was closed at 7:08 p.m.
Mr. Laden moved to approve the Conditional Use Permit for major and minor
automobile repair and a Conditional Use Permit for outdoor storage with the conditions
listed in the staff report but changing the 30-day storage limit for vehicles incapable of
movement from 30 days to 90 days. Motion seconded by Mr. Kohler. Motion carried 6-
0.
C. Public Hearing: Zoning Ordinance Text Amendment for Adult Use Cannabis
Mr. Grochala presented the staff report.
The City is considering adoption of requirements related to the regulation of adult use
cannabis as provided for under Minnesota Statutes, Chapter 342. To address the new
regulations, the City is considering two amendments to the City Code Chapter 617,
regulation of cannabis business and Chapter 1007 Zoning Ordinance relating to cannabis
businesses.
Mr. Laden requested clarification if hemp cultivation is covered under cannabis
cultivation. Mr. Grochala said he believes it is but will clarify. Mr. Laden wanted to
know why medical cultivation was not included in a rural area. Mr. Grochala said
assuming it is the same thing it can be added there.
Planning & Zoning Board
January 8, 2025
Page 4
DRAFT MINUTES
Mr. Kohler asked if the City was going to require a mezzobusiness to be indoor only. Mr.
Grochala confirmed it was indoor only and said under the original draft ordinance under
section 6, cultivator, including medical, is housed entirely indoors. He will check with
the City attorney to see if we must add that language to our ordinance. Mr. Kohler
added he would like to see the hours shortened for the sale of cannabis to the most
restrictive we can do. Mr. Laden would like the two licenses we are allowed to issue,
not given to the same applicant. Mr. Grochala said it may be set in place that the
applicant can only apply for one license at a time.
Mr. Root was concerned with onsite consumption and thought if it was permitted, it
should be an accessory use on the retail side. Mr. Grochala stated he would speak to the
City attorney about it.
Mr. Root opened the public hearing at 7:48 p.m.
No public comments were made.
Mr. Evenson moved to continue the public hearing. Motion seconded by Mr. Laden.
Motion carried 6 – 0.
7. DISCUSSION ITEMS
A. Project Updates
Mr. Grochala provided project updates.
Mr. Kohler moved to adjourn the meeting. Motion seconded by Mr. Vojtech. Meeting
adjourned at 7:56 p.m.
Respectfully submitted,
Julie Whitney – Community Development Administrative Assistant
1
PLANNING & ZONING BOARD
AGENDA ITEM 7A
STAFF ORIGINATOR: Michael Grochala, Community Development Director
MEETING DATE: February 12, 2025
TOPIC: Continued Public Hearing, Amending Chapter 1007 of City Code
(Zoning Ordinance), Relating to Adult Use Cannabis
CASE NUMBER: 2024-005
APPLICANT: City of Lino Lakes
OWNER: NA
REVIEW SCHEDULE:
Complete Application Date: NA
Environmental Board Meeting: NA
EDAC Meeting: NA
Park Board Meeting: NA
P & Z Board Meeting: January 8, 2025
February 12, 2025
City Council Meeting February 24, 2025
City Council Meeting 2nd Reading March 10, 2025
60-Day Review Date: NA
60-Day Extension: NA
INTRODUCTION
The City is considering adoption of requirements related to the regulation of Adult Use
Cannabis as provided for under Minnesota Statutes, Chapter 342. To address the new
regulations the City is considering two amendments to City Code:
1) Chapter 617 Regulation of Cannabis Businesses
2) Chapter 1007 (Zoning Ordinance) Relating to Cannabis Businesses
BACKGROUND
2
Chapter 342 of Minnesota law was established by the State Legislature in 2023 and amended in
2024 providing for the cultivation, manufacture and sale of adult use cannabis. The State is
currently completing the rulemaking process which will likely be completed after the first of the
year (2025).
The law created the Office of Cannabis Management (OCM) to oversee the implementation and
regulation of the adult-use cannabis market, the medical cannabis market, and the consumer
hemp industry. The OCM will be responsible for licensing Cannabis Businesses. There are 13
different types of business licenses. These include:
Microbusiness Mezzobusiness Cultivator
Manufacturer Retailer Wholesaler
Transporter Testing Facility Event Organizer
Delivery Service Medical Cannabis Combo
Bus. Lower-Potency Hemp Manuf.
Lower-Potency Hemp
Retailer
Definitions for each business type are included in the draft ordinance.
The amendment to Chapter 617 provides for registration requirements for Cannabis Business
including, number of retail licenses allowed, buffer requirements from certain uses, and
performance standards. The City Council will be considering these amendments in January.
The amendment to Chapter 1007 relates to the City role as the zoning authority. Cannabis
businesses are viewed as any other type of legal business, subject to the City’s general zoning
regulations. A zoning ordinance text amendment has been drafted to include the various
license types into appropriate zoning districts.
The Planning and Zoning Board opened the public hearing on January 8, 2025 and it was
continued to the February 12, 2025 meeting.
ANALYSIS
For purposes of the Zoning requirements the primary focus will be on the appropriate districts
for each use. It is also necessary to determine whether the use is a permitted or conditional
use based on similar uses already established in the districts.
The licensed uses fall within the following categories:
Cultivation. Cannabis business licensed or endorsed for cultivation would be permitted as an
agricultural use and would be permitted indoor and outdoor in the R – Rural district. Indoor
cultivation would also be considered in Industrial districts.
3
Cannabis Manufacturer. Cannabis business licensed or endorsed for cannabis manufacturer
would be a permitted manufacturing use in the Light Industrial and General Industrial districts.
Consideration should be given to whether this would be a permitted or conditional use in the
Business Campus district.
Hemp Manufacturer. Cannabis business licensed or endorsed for low-potency hemp edible
manufacturers permitted as a manufacturing use in the industrial districts.
Wholesale. Cannabis business licensed or endorsed for wholesale would be permitted as a
wholesale sales use in the Light and General Industrial Districts and the Business Campus
districts.
Cannabis Retail. Cannabis business licensed or endorsed for cannabis retail are permitted as
retail sales in the Neighborhood Business, Limited Business, and General Business, Light
Industrial, General Industrial and Business Campus districts.
Cannabis Transportation and Cannabis Delivery. Cannabis business licensed or endorsed for
Transportation and Deliver would be permitted as warehousing uses in the Light and General
Industrial Districts and the Business Campus District.
The draft ordinance proposing the inclusion of cannabis uses as permitted where similar
activities are currently allowed. No conditional uses are proposed. Except for
microbusinesses, uses that included cultivation or retail sales were not allowed in the BC,
Business Campus district.
Based on direction from the Planning and Zoning Board at the January 8, 2025 meeting the
following changes were made:
1)Medical cannabis cultivator was added as a permitted use in the R, Rural Zoning District.
2)The phrase “conducted entirely within a principal structure” was added for all cannabis
businesses within the Light Industrial, General Industrial, and Business Campus Districts.
This was intended to limit cultivation of cannabis to indoor cultivation.
RECOMMENDATION
Staff is recommending approval of the draft ordinance.
ATTACHMENTS
1.Zoning District Summary Table
2.Draft Ordinance Amendment
Rural Commercial District Industrial Districts Notes
Cannabis License
Type
R,
Rural
NB,
Neighborhood
Business
LB,
Limited
Business
GB,
General
Business
LI, Light
Industrial
GI, Gen
Industrial
BC,
Business
Campus
Cannabis
Microbusiness
P P P indoor cultivation of plants up to 5,000 sq ft or ½ acre outdoors +
1 retail license (same site). Staff proposing (indoor only)
Cannabis
Mezzobusiness
P P Indoor cultivation of plants up to 15,000 sq ft or up to 1 acre
outdoors + 3 retail license (retail use is not on same site) (staff
indoor only)
Cannabis Cultivator
(indoor)
P P P Indoor cultivation of up to 30,000 sq ft plant canopy
Cannabis Cultivator
(outdoor)
P Outdoor cultivation limited to 2 acres
Cannabis
Manufacturer
P P P Manufacture cannabis and hemp products
Cannabis Retailer P P P Cannabis retailer (342.27 stipulates display, storage, hrs
operation; security)
Cannabis
Wholesaler
P P P BUY and sell immature plants
Cannabis
Transporter
P P P Transport cannabis and hemp products between
Cannabis Testing
Facility
P P P Third-party testing any products grown or manufactured
Cannabis Delivery
Service
P P Delivery with on-site vehicles
Medical Cannabis
Cultivator
P P P 60,000 sq ft of plant canopy
Medical Cannabis
Retailer
P P P Purchase medical cannabis flower and products and sell or
distribute
Medical Cannabis
Combo Business
P P Cultivator, processor, and retailer
Lower-potency
Hemp Edible
Manufacturer
P P P
Lower-potency
Hemp Edible Retail
P P P
Attachment 1: Zoning District Summary Table
1st Reading: Website Notice:
2nd Reading: Publication:
Adoption: Effective:
CITY OF LINO LAKES
ORDINANCE NO. XX-25
ORDINANCE AMENDING CHAPTER 1007 (ZONING ORDINANCE)
OF THE CITY CODE CONCERNING THE REGULATION AND ZONING
OF CANNABIS BUSINESSES
The City Council of Lino Lakes ordains:
Section 1. Section 1007.001 of City Code (Rules and Definitions) is hereby amended to
include the following definitions:
CANNABIS BUSINESSES RELATED: Unless otherwise noted in this section or chapter 24 of this
title, words and phrases contained in Minnesota Statutes, section 342.01 and the rules
promulgated pursuant to any of these acts, shall have the same meanings in this title.
A.Adult-Use Cannabis Product: As defined under Minnesota Statutes, section 342.01,
subd. 4.
B.Cannabis business. A cannabis microbusiness, cannabis mezzobusiness, cannabis
cultivator, cannabis manufacturer, dispensary, cannabis wholesaler, cannabis
transporter, cannabis testing facility, cannabis delivery services, or medical cannabis
combination business licensed, or any use otherwise authorized, under Minnesota
Statutes, Chapter 342.
C Cannabis cultivation: A cannabis business licensed for planting, growing, harvesting,
drying, curing, grading, or trimming of cannabis plants, cannabis flower, hemp plants, or
hemp plant parts by a business licensed or authorized to cultivate cannabis or medical
cannabis pursuant to Minnesota Statutes, Chapter 342.
D.Cannabis delivery service. A person or entity licensed or otherwise authorized to
purchase cannabis flower, cannabis products, lower-potency hemp edibles, and hemp-
derived consumer products from licensed cannabis microbusinesses with a retail
endorsement, cannabis mezzobusinesses with a retail endorsement, dispensaries,
medical cannabis dispensaries, and medical cannabis combination businesses; transport
and deliver cannabis flower, cannabis products, lower-potency hemp edibles, and
hemp-derived consumable products to customers; and perform other actions pursuant
to Minnesota Statutes, Chapter 342.
E.Cannabis or lower-potency hemp edible manufacturing. An entity licensed or otherwise
authorized for the creation of cannabis concentrate and manufacture of cannabis
products and hemp-derived consumer products for public consumption pursuant to
Attachment 2: Draft Ordinance Amendment
Minnesota Statutes, Chapter 342, an entity licensed or authorized to purchase hemp
and artificially derived cannabinoids to make hemp concentrate; manufacture artificially
derived cannabinoids and hemp edibles for public consumption; package and label
lower-potency hemp edibles for sale to customers; sell hemp concentrate, artificially
derived cannabinoids, and lower-potency hemp edibles to other cannabis businesses
and hemp businesses; and perform other actions pursuant to Minnesota Statutes,
Chapter 342, or an entity in possession of a medical cannabis processor license pursuant
to Minnesota Statutes, Chapter 342.
F. Cannabis mezzobusiness. A person or entity licensed to cultivate, manufacture, and sell
products containing cannabis and related supplies and products and perform other
actions authorized under a cannabis mezzobusiness license pursuant to Minnesota
Statutes, Chapter 342.
G. Cannabis microbusiness. A person or entity licensed to cultivate, manufacture, and sell
products containing cannabis and related supplies and products and perform other
actions authorized under a cannabis microbusiness license pursuant to Minnesota
Statutes, Chapter 342.
H. Cannabis retail business: A state licensed retail location and the retail location(s) of a
mezzobusinesses with a retail operations endorsement, microbusinesses with a retail
operations endorsement, medical combination businesses operating a retail location,
excluding lower-potency hemp edible retailers, pursuant to Minnesota Statutes, Chapter
342.
I. Cannabis retailer: Any person, partnership, firm, corporation, or association, foreign or
domestic, selling cannabis product to a consumer and not for the purpose of resale in any
form.
J. Cannabis testing facility. A facility licensed to obtain and test immature cannabis plants
and seedlings, cannabis flower, cannabis products, hemp plant parts, hemp concentrate,
artificially derived cannabinoids, lower-potency hemp edibles, and hemp-derived
consumer products from cannabis microbusinesses, cannabis mezzobusinesses, cannabis
cultivators, cannabis manufacturers, cannabis wholesalers, lower-potency hemp edible
manufacturers, medical cannabis cultivators, medical cannabis processors, medical
cannabis combination businesses, and industrial hemp growers pursuant to Minnesota
Statutes, Chapter 342.
K. Cannabis transporter. An entity licensed or otherwise authorized to transport immature
cannabis plants and seedlings, cannabis flower, cannabis products, artificially derived
cannabinoids, hemp plant parts, hemp concentrate, lower-potency hemp edibles, and
hemp-derived consumer products from a cannabis business to a cannabis business
pursuant to Minnesota Statutes, Chapter 342.
L. Cannabis wholesaler. An entity licensed or authorized to obtain, store, and sell or
otherwise transfer cannabis or hemp seeds, plants, flower, or other products for the
purpose of resale or other transfer to a cannabis business, but not to consumers,
pursuant to Minnesota Statutes, Chapter 342.
M. Dispensary. An entity in possession of a cannabis retailer license or otherwise
authorized to acquire, possess, transfer, sell, dispense, or distributes products
containing cannabis and related supplies and products pursuant to Minnesota Statutes,
Chapter 342.
N. Lower-potency hemp edible: As defined under Minnesota Statutes, section 342.01,
subd. 50.
O. Lower-potency hemp edible retailer. A person or entity licensed or authorized to
acquire, possess, transfer, sell, dispense, or distribute lower-potency hemp edible
products and related supplies and products pursuant to Minnesota Statutes, Chapter
342.
P. Medical cannabis combination business. An entity authorized to cultivate, manufacture,
and sell cannabis, hemp, and cannabis and hemp related supplies and products, and
perform other actions authorized under a medical cannabis combination license
pursuant to Minnesota Statutes, Chapter 342.
Section 2. Section 1007.100(5) of the Zoning Ordinance (R, Rural District, Permitted
Uses) is hereby amended to add the following provisions with subsequent sections renumbered
accordingly:
(m) Cannabis cultivator, indoor, limited to 30,000 square feet of plant canopy in compliance
with City Code Chapter 617.
(n) Cannabis cultivator, outdoor, limited to 2 acres in compliance with City Code Chapter
617.
(p) Medical cultivator, outdoor, limited to 2 acres in compliance with City Code Chapter
617.
Section 3. Section 1007.130(6) of the Zoning Ordinance (NB, Neighborhood Business
District, Permitted Uses) is hereby amended to add the following provisions with subsequent
sections renumbered accordingly:
(j) Cannabis retailer in compliance with City Code Chapter 617.
(k) Cannabis medical retailer in compliance with City Code Chapter 617.
(l) Lower-potency hemp edible retailer in compliance with City Code Chapter 617.
Section 4. Section 1007.131 (6) of the Zoning Ordinance (LB, Limited Business District,
Permitted Uses) is hereby amended to add the following provisions with subsequent sections
renumbered accordingly:
(m) Cannabis retailer in compliance with City Code Chapter 617.
(n) Cannabis medical retailer in compliance with City Code Chapter 617.
(o) Lower-potency hemp edible retailer in compliance with City Code Chapter 617.
Section 5. Section 1007.132(6) of the Zoning Ordinance (GB, General Business District,
Permitted Uses) is hereby amended to add the following provisions with subsequent sections
renumbered accordingly:
(s) Cannabis retailer, in compliance with City Code Chapter 617.
(t) Cannabis medical retailer in compliance with City Code Chapter 617.
(u) Lower-potency hemp edible retailer in compliance with City Code Chapter 617.
Section 6. Section 1007.140(7) of the Zoning Ordinance (LI, Light Industrial District,
Permitted Uses) is hereby amended to add the following provisions with subsequent sections
number accordingly:
(t) Cannabis businesses, conducted entirely within a principal structure: cultivator
(including medical), delivery service, manufacturer (including medical and lower-potency hemp
edible), medical combo, microbusiness, mezzobusiness, testing facility, transporter and
wholesaler in compliance with City Code Chapter 617.
Section 7. Section 1007.141(7) of the Zoning Ordinance (GI, General Industrial District,
Permitted Uses) is hereby amended to add the following provisions with subsequent sections
number accordingly:
(r) Cannabis businesses, conducted entirely within a principal structure: cultivator
(including medical), delivery service, manufacturer (including medical and lower-potency hemp
edible), medical combo, microbusiness, mezzobusiness, testing facility, transporter and
wholesaler in compliance with City Code Chapter 617.
Section 8. Section 1007.142(7) of the Zoning Ordinance (BC, Business Campus,
Permitted Uses) is hereby amended to add the following provisions with subsequent sections
number accordingly:
(o) Cannabis Businesses, conducted entirely within a principal structure: delivery service,
manufacturer (including medical and lower-potency hemp edible), testing facility, transporter
and wholesaler in compliance with City Code Chapter 617.
Section 9. This ordinance shall be in force and effect from and after its passage and
publication according to the Lino Lakes City Charter.
Adopted by the Lino Lakes City Council this ____ day of ________________, 2025.
____________________________
Rob Rafferty, Mayor
ATTEST:
________________________
Roberta Colotti, CMC
City Clerk
1
PLANNING & ZONING BOARD
AGENDA ITEM 7B
STAFF ORIGINATOR: Katie Larsen, City Planner
MEETING DATE: February 12, 2025
REQUEST: Burque Estates PUD Concept Plan
CASE NUMBER: PZC2024-001
APPLICANT: Lino Lakes Partners LLC
Attn: Todd Christenson
6150 202nd Street N.
Forest Lake, MN 55025
OWNER: Francis Burque
6518 20th Avenue
Lino Lakes, MN 55038
REVIEW SCHEDULE:
Complete Application Date: January 14, 2025
60-Day Deadline:March 15, 2025
Environmental Board Meeting: January 29, 2025
Park Board Meeting: February 5, 2025
Planning & Zoning Board Meeting: February 12, 2025
City Council Work Session: March 3, 2025
City Council Meeting: NA
INTRODUCTION
The applicant, Lino Lakes Partners, LLC, is proposing a residential development south of
North Pointe, east of CSAH 54 (20th Avenue) and west of I-35E. The development
contains three (3) parcels totaling approximately 59 gross acres and 58 housing units.
The proposed development is called Burque Estates.
The Land Use Application is for the following:
2
• PUD Concept Plan/Concept Plan (“concept plan”)
Future land use applications may include:
• Rezone property from R, Rural to R2, Two-Family Residential or PUD, Planned
Unit Development
• PUD Preliminary Plan/Preliminary Plat
• PUD Final Plan/Final Plat
This staff report is based on the following submittals:
• Applicant Narrative received on January 13, 2025
• Burque Estates Concept Plan and Plan Sheets prepared by Larson Engineering,
Inc. dated January 13, 2025
• Wetland Investigation prepared by CDC Consulting, LLC dated October 30, 2024
BACKGROUND
Current Proposal
The proposed Burque Estates consists of 58 single-family detached dwellings. See the
attached applicant’s narrative for a detailed description of the development.
ANALYSIS
Existing Conditions
The existing site consists of three (3) parcels totaling 59.32 acres. Per the January 29,
2025 Environmental Board staff report, there is one home on the site, a large wetland
area, mowed fields, several small ponds, and a private ditch. The existing house and
accessory structures would be removed.
Surrounding Zoning and Land Use
Direction Zoning Current Land Use 2040 Future
Land Use
North PUD Single Family
Residential Medium Density
South R, Rural
Rural Residential Urban Reserve
East PUD and R-X, Rural
Executive
Rural Residential and
Single Family
Residential
Single Family and
Urban Reserve
3
West R, Rural Agricultural Urban Reserve
Comprehensive Plan
Land Use
The site has two (2) land use designations per the City’s 2040 Comprehensive Plan: the
two (2) north lots are low density residential and the one (1) south lot is urban reserve.
Staff Comments:
1. A comprehensive plan amendment would be required to re-guide the urban
reserve lot to low density residential.
2. The comprehensive plan amendment would need to demonstrate that overall
City wide density meets the minimum 3.0 units per acre.
Per the 2040 Comprehensive Plan, the site is in Planning District 3. There are no specific
planning goals or issues that need to be addressed for this site.
Density
The following chart is a preliminary density analysis using Met Council’s density formula:
Gross Area (acres) 59.32
Wetlands & Water Bodies (28.06)
Public Parks & Open Space 0.00
Arterial ROW (2.14)
Other (Utility Transmission Easement) 0.00
Other (Wetland Buffer Area) (5.78)
Net Area (acres) 23.34
# of Units 58
Gross Density (units/acre) 0.98
4
Net Density (units/acre) 2.49
As noted above, the site consists of two (2) land use designations, low density
residential and urban reserve. A comprehensive plan amendment would be required to
change the urban reserve lot to low density. This density analysis is based on the
assumption the plan is amended to low density which is consistent with the full build-
land use plan. Low density residential development requires 1.6 to 3.0 units per acres.
The proposed development would be 2.49 units per acre which is consistent with land
use and density requirements.
Growth Management Strategy
Page 3-17 of the 2040 Comprehensive Plan details the City’s Growth Management
Strategy. The strategy works in conjunction with the City’s utility staging plan.
The City will plan to accommodate an annual average of 230 units per year over each 5-
year phasing period not to exceed 345 units in any one year. From 2010 to 2024, the
City’s average annual number of units is 123. This is less the allowed 230 unit annual
allocation.
The proposed 58 lot development would be consistent with the growth management
strategy.
Current Zoning and Land Use
Current Zoning R, Rural
Current Land Use Agricultural
Future Land Use per
2040 Comp Plan Low Density Residential and Urban Reserve
Utility Staging Area Stage 1B (2025-2030)
Stage 3 (Post 2040)
Rezoning
The property is currently zoned R, Rural. The R, Rural zoning is a holding district until
municipal water and sanitary sewer are available to the site and the property owner is
interested in having the property developed.
Initial staff meetings with the developer indicated the possible need for PUD, Planned
Unit Development zoning to allow for lot width and lot depth flexibility. However, it
appears both the 60 lot-Yield Plan (60 ft wide lots) and the 58 lot Concept Plan (65ft
5
wide lots) meet the minimum R-2, Two Family Residential zoning requirements;
therefore, PUD rezoning is not needed.
Per City Code Section 1007.112(1), land that is guided low density residential may be
zoned R-2. The following table analyzes the R-2 requirements for the single family lots
in the proposed Yield Plan and Concept Plan.
R-2
Requirements
Proposed
Yield Plan
(60 lots)
Proposed
Concept Plan
(58 lots)
Min. Lot Size 7,500 sf 7,500 – 21,159 sf 7,825 – 21,159 sf
Min. Lot Width
--Interior Lot 60 ft 60 ft 65 ft
--Corner Lot 80 ft 80 ft 80 ft
Min. Lot Depth 125 ft 125 ft 125 ft
--Double Frontage 135 ft 180 ft 180 ft
Building Setback (ft)
-From Streets
Lois Lane and Arlo Lane
(Both Minor Collector)
25 ft 25 ft 25 ft
-Rear Yard
--Principal 25 ft 25 ft 25 ft
-Accessory 5 ft 5 ft 5 ft
-Side Yard
--Principal 10 ft 10 ft 10 ft
--Accessory 5 ft 5 ft 5 ft
Buffer Abutting Arterial St 15 ft wide Required Required
Impervious Surface 65% Evaluated
w/building permit
Evaluated w/
building permit
Note that lot widths are measured at the minimum front yard setback.
The proposed yield plan and concept plan meets or exceeds the minimum R-2 lot width
and lot size requirements.
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Building Design Standards and Other Performance Standards
Building and architectural design standard review is not required at concept plan level.
City Code Section 1007.043 details minimum residential building design standard
requirements. City Code Section 1007.112(4) details minimum R-2 building
requirements as well.
Staff Comment:
1. All building design standards requirements shall be met.
Subdivision Ordinance
Blocks and Lots
The concept plan proposes 58 residential lots and eight (8) outlots. Outlots would
contain wetlands, buffers, stormwater ponds etc.
Streets and Alleys
CSAH 54 (20th Ave N) is an A-Minor Arterial Reliever road. Sixty (60) feet of road right-
of-way is being dedicated along CSAH 54 from the section line. Thirty (30) feet of road
right-of-way is also being dedicated along a section of the north lot line for future
extension and connection of CSAH 34 (Birch Street) and Cypress Street. This would be a
future Anoka County Highway Department and/or City project. Internal streets have
60ft wide road right-of-way and are 32ft wide.
Staff Comments:
1. Street and utilities shall be stubbed south to the lot line of 6468 20th Avenue for
future development.
2. Sidewalk shall be installed along the street in Block 1.
3. A traffic study shall be required.
4. A noise study shall be required.
Easements
Staff Comments:
1. Standard drainage and utility easements at least 10 feet wide shall be provided
along all lot lines.
2. Drainage and utility easements shall also be dedicated over stormwater
management facilities.
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3. Conservation easements and wetland buffers shall be required over wetlands,
ditches, and greenway corridors.
Stormwater Management and Erosion and Sediment Control
The concept plan shows four (4) stormwater ponds throughout the development. They
are part of the multi-purpose greenway corridor incorporating trails, stormwater
management, floodplain, ditches, and open space.
Public Utilities
Public water, sanitary, and storm sewer utilities will be installed within the
development.
The site is in Sanitary Sewer District 3 (Sub-district 3C). Flow from these areas, including
that from Centerville, is collected along East Cedar Street and conveyed east to MCES
Meter M220 and Gravity Interceptor 802325.
The site is in both Utility Staging Area 1B (2025-2030) and 3 (Post 2040).
The City’s water supply system well firm capacity is currently constrained by poor water
quality in some wells, the White Bear Lake court orders and ongoing litigation, and
annual variability in water use due to drought and other factors. Based on the water
supply capacity and well trigger analysis completed in April 2024, the city may need to
add an additional well to accommodate this development or the development may be
deemed premature. The City is currently working through this process with MNDNR.
The site provides opportunity to implement a stormwater reuse system for irrigation
purposes. The system should be evaluated and implemented to the extent feasible to
offset the use of municipal water for irrigation.
Staff Comments:
1. The water supply issue needs to be addressed prior to preliminary plat submittal.
2. A Comprehensive Plan Amendment is required to amend the utility staging
areas.
Yield Plan
Initial staff meetings with the developer indicated the possible need for PUD, Planned
Unit Development zoning to allow for lot width and lot depth flexibility. As required per
City Code Section 1001.026(4) for a PUD, the applicant submitted the attached yield
plan. The yield plan shows the maximum number of dwelling units that would be
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permitted given the minimum lot size and lot widths for conventional subdivisions and
other requirements of the Lino Lakes Zoning and Subdivision Chapters.
After review, it appears both the 60 lot Yield Plan (60 ft wide lots) and the 58 lot
Concept Plan (65ft wide lots) meet the minimum R-2, Two Family Residential zoning
requirements; therefore, PUD rezoning and yield plan are not needed.
Phasing Plan
A phasing plan was not submitted but it is anticipated that the development would be
built in one (1) phase.
Traffic Study
A traffic study is required at the time of preliminary plat submittal.
Staff Comments:
1. The applicant shall work with Anoka County Highway Department regarding
access and turn lanes on CSAH 54 (20th Avenue).
Parks, Greenways and Trail Plan
Per Figure 10-2: Neighborhood Service Areas of the 2024 Comprehensive Plan, the
development is within the neighborhood service area of North Pointe Park. The
greenway system extends through the site and a proposed trail connection is required
from the existing trail in North Pointe Park to CSAH 54 (20th Avenue) and CSAH 34 (Birch
Street).
Staff Comments:
1. Trail corridor options shall be explored per the attached Public Services
Director/Park Board memo.
2. If a trail is constructed along the wetland, a connection shall be made between
Lot 8-9, Block 1 to the street.
3. Trail corridors should be a minimum 20 feet in width above the high water level.
Tree Preservation and Landscaping
A Tree Preservation Plan and Landscape Plan in compliance with Section 1007.043(17),
Required Screening, Landscaping and Buffer Yards shall be submitted with the
preliminary plat application.
Staff Comments:
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1. A landscaping screen and minimum 15 ft wide buffer will be required along the I-
35E.
2. A noise study will be required with the preliminary plat.
3. Berm and/or any noise mitigation requirements shall be measured from side or
rear yard ground elevations to top of berm or fence.
EQB Environmental Review
An Environmental Assessment Worksheet is not mandated. The 58 lot, unattached
residential units are under the 250 unattached unit threshold required for a mandatory
EAW.
Wetlands
The site includes 28 acres of wetland and a 30 ft wide buffer is provided. An approved
wetland delineation will be required. The applicant will need to work with VLAMWO for
Wetland Conservation Act regulations.
Floodplain
The 2015 FEMA Floodplain Map indicates Zone A flood plain over a majority of the
wetlands on site.
Staff Comments:
1. Any floodplain impacts are subject to City requirements per City Code Chapter
1103.
2. A Base Flood Elevation is required to be determined, using detailed methods
acceptable by the Federal Emergency Management Agency (FEMA).
3. A FEMA CLOMR and LOMR may be required for development if there are
floodplain impacts.
Additional City and Government Agency Review Comments
Anoka County
Anoka County Highway Department comments are in the attached email.
School District
Centennial ISD#12 did not provide comments.
Lino Lakes Public Safety
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Police Division had no comments.
Fire Division reviewed the concept plan and no issues.
City Engineer
City Engineer comments are in the attached memo.
Environmental Board
Environmental Board comments are in the attached memo.
Park Board
Park Board comments are in the attached memo.
Preliminary Plat
The City’s review and comments on the concept plan’s relation to the 2040
Comprehensive Plan and development regulations does not grant any rights to the
applicant to develop the property as depicted by the concept plan.
A land use application for preliminary plat shall be required. The city strongly
recommends the property owner/applicant hold a neighborhood meeting for informal
comment and feedback prior to preliminary plat application.
RECOMMENDATION
Staff is requesting feedback from the Planning & Zoning Board:
1. Thoughts on comprehensive plan amendment to land use designation (Urban
Reserve to Low Density Residential) and utility staging areas (Post 2040 to Stage
1B).
Additional Staff Comments:
1. All plan sheets:
a. Lot widths shall be measured at the minimum front yard setback.
2. Yield Plan:
a. The total number of units shall be shown.
b. Under Existing Wetlands, show both sq. ft. and acres.
3. Concept Plan:
a. The total number of units shall be shown.
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b.Under Existing Wetlands, show both sq. ft. and acres.
4.Sheet C100, Concept Subdivision Plan:
a.Density chart is incorrect. Revise chart to match page 4 of this staff
report.
b.Under Single Family Home Lot Density chart, show wetlands in both sq.
ft. and acres.
ATTACHMENTS
1.Site Location & Aerial Map
2.Land Use Plan Map
3.Utility Staging Plan Map
4.Applicant’s Narrative
5.Concept Plan Set
6.City Engineer Memo dated February 5, 2025
7.Environmental Memo dated January 29, 2025
8.Public Services Director/Park Board Memo dated February 6, 2025
9.Anoka County Comments dated January 29, 2025
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January 30, 2025
Map Powered By Datafi
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1 in = 500 Ft
Burque EstatesAttachment 1: Site Location & Aerial Map
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Urban Reserve
Low Density Residential
Medium Density Residential
Parks and Open Space January 30, 2025
Map Powered By Datafi
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1 in = 500 Ft
Burque Estates-Land Use PlanAttachment 2: Land Use Plan Map
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Stage 1A Planned Service Area (2018 - 2025)
Stage 1B Planned Service Area (2025 - 2030)
Stage 3 Planned Service Area (Post 2040)
January 30, 2025
Map Powered By Datafi
±
1 in = 500 Ft
Burque Estates-Utility Staging Plan
Attachment 3: Utility Staging Plan Map
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 58 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.
Attachment 4: Applicant's Narrative
PROJECT:BURQUE ESTATESLINO LAKES, MNLINO LAKES PARTNERS, LLC6150 202ND STREETFOREST LAKE, MN 55025VICINITY MAPINDEX OF DRAWINGSPROJECT CONTACTST----C100C200C300Title SheetExisting 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 PlanNeighborhood PlanResource Inventory PlanCivil Engineer:Tom Herkenhoff, P.E.Larson Engineering, Inc.3524 Labore RoadWhite Bear Lake, MN 55110651.481.9120DescriptionRev. DateBURQUE ESTATESLINO LAKES, MN1 01.13.25 City Re-SubmittalSheet Title:Project #:Drawn By:Checked By:Issue Date:12246099TJR/KBKTJH12.09.243524 Labore RoadWhite Bear Lake, MN 55110651.481.9120www.larsonengr.comC 2024 Larson Engineering, Inc. All rights reserved.W:\2024\Civil\12246099 - Lino Lakes Burque Subdivision\2. Design\B. Drawing Files\12246099 00T - Title Sheet.dwgLarsonEngineering, Inc.Project Title:LINO LAKESPARTNERS, LLC6150 202ND STREETFOREST LAKE, MN 55025Client:Thomas J. Herkenhoff, P.E.Date: Lic. No.:I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.PRELIMINARY NOT FOR CONSTRUCTIONSheet:01.08.2525520TITLE SHEETTCALL BEFORE YOU DIG!TWIN CITY AREA:TOLL FREE: 1-800-252-1166651-454-0002Gopher State One CallSite LocationInterstate 35E and Birch StreetLino Lakes, MNXAttachment 5: Concept Plan Set
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20TH AVENUE S.(COUNTY ROAD NO. 54)
Δ
CALL %E)ORE YOU DIGTWIN CITY AREA TOLL )REE 80025254540002GRSKHU SWDWH OQH CDOOLEGEND UNDERGROUND ELECTRICUNDERGROUND CA%LE TVUNDERGROUND )I%ER O3TICUNDERGROUND TELE3HONEOVERHEAD UTILITYUNDERGROUND GASSANITARY SEWERSTOR0 SEWERWATER0AIN)ENCECUR% >TY3ICAL@CONCRETE SUR)ACE%ITU0INOUS SUR)ACE)OUND 0ONU0ENTSET 2 IRON 3I3E0ARKED RLS NO. 258CA%LE TV 3EDESTALAIR CONDITIONERELECTRIC 0ANHOLEELECTRIC 0ETERELECTRIC 3EDESTALELECTRIC TRANS)OR0ERLIGHT 3OLEGUY WIRE3OWER 3OLEGAS 0ANHOLEGAS 0ETERTELE3HONE 0ANHOLETELE3HONE 3EDESTALSANITARY CLEANOUTSANITARY 0ANHOLECATCH %ASINSTOR0 DRAIN)LARED END SECTIONSTOR0 0ANHOLE)IRE DE3T. CONNECTIONHYDRANTCUR% STO3WATER WELLWATER 0ANHOLEWATER 0ETER3OST INDICATOR VALVEWATER VALVE%OLLARD)LAG 3OLE0AIL %O;TRA))IC SIGNUNKNOWN 0ANHOLESOIL %ORINGTRA))IC SIGNALCONI)EROUS TREEDECIDUOUS TREE0NORTH20 2403ID2532232000CONTACT CDC CRQVXOWLQJ LLCCO TRGG CKULVWHQVRQWRGG244F#DRO.FRP328 442CDC2402SURVCDC02E;ISTINGCONDITIONSCOUNTYCITY REVISIONS 3RO-ECT LOCATION LAND SURVEYING INC.CORNERSTONESXLWH 200 0 NRUWKZHVWHUQ AYH.SWLOOZDWHU 0N 550823KRQH 5.25.8 GDQ#FVVXUYH\.QHWDATEREVISION3RO-ECT NO.)ILE NA0E5820TH AVE.CITY O) LINO LAKESANOKACOUNTY 25TREE SURVEY )ORCONCE3T 3LANCERTI)ICATION I KHUHE\ FHUWLI\ WKDW WKLV SODQ ZDV SUHSDUHG E\PH RU XQGHU P\ GLUHFW VXSHUYLVLRQ DQG WKDW I DPD GXO\ LLFHQVHG LDQG SXUYH\RU XQGHU WKH ODZV RIWKH VWDWH RI 0LQQHVRWD.DDQLHO L. TKXUPHV RHJLVWUDWLRQ NXPEHU 258DDWH BBBBBBBBBBBBBBBBBB2 24%UR4UEESTATESSURVEY NOTES . %EARINGS ARE %ASED ON THE ANOKA COUNTY COORDINATE SYSTE0. DATE O)3U%LISHED COORDINATES SE3TE0%ER ST 2052. UNDERGROUND UTILITIES SHOWN 3ER )IELD LOCATES AND GIS 0A33ING3ROVIDED %Y THE CITY O) LINO LAKES. THERE 0AY SO0E UNDERGROUNDUTILITIES GAS ELECTRIC ETC. NOT SHOWN OR LOCATED.3. CONTOURS SHOWN 3ER LIDAR DATA O%TAINED )RO0 THE DNR 0NTO3OWE%SITE. NOT )IELD VERI)IED.4. ELEVATIONS %ASED ON G3S DERIVED VALUES )OR NAVD 885. 3ORTIONS O) THIS 3RO3ERTY LIES WITHIN =ONE A =ONE AE AREASDETER0INED TO %E WITHIN THE 0.2 ANNUAL CHANCE )LOOD3LAIN OTHERAREAS INCLUDING %UILDINGS. OTHER AREAS ARE LOCATED IN SHADED =ONE ;AND UNSHADED =OINE ;. AREAS DETER0INED TO %E OUTSIDE THE 0.2ANNUAL CHANCE )LOOD3LAIN AS SHOWN ON )E0A )LOOD INSURANCE RATE0A3 NU0%ER 2003C030E HAVING AN E))ECTIVE DATE O) DECE0%ER TH205 THE %ASE )LOOD ELEVATION )OR =ONE A IS 2.0. NOT )IELD VERI)IED.. WETLANDS DELINEATED %Y ANDERSON DATED 24. WETLAND )LAGSLOCATED %Y CORNERSTONE LAND SURVEYING ON 24.3ID25322300033ID2532233000A%C2)LOOD =ONE LINES SHOWN 3ER )E00A 0A33ING AND NOT)IELD VERI)IED. 3ORTIONS O) THIS 3RO3ERTY LIES WITHIN =ONEAE AND =ONE A AREAS DETER0INED TO %E WITHIN THE 0.2ANNUAL CHANCE )LOOD3LAIN OTHER AREAS INCLUDING ALL%UILDINGS ARE LOCATED IN =ONE ; AREAS DETER0INED TO %EOUTSIDE THE 0.2 ANNUAL CHANCE )LOOD3LAIN AS SHOWN ON)E0A )LOOD INSURANCE RATE 0A3 NU0%ER 2003C030EHAVING AN E))ECTIVE DATE O) DECE0%ER TH 205. THE%ASE )LOOD ELEVATION O) 2.0 (=ONE AE) IS SHOWN ON THESURVEY )OR RE)ERENCE 3UR3OSES ONLY.)LOOD IN)OR0ATION DENOTES TREES LOCATED %Y CORNERSTONE LAND SURVEYING INC.ON 82025TREES 8 DIA0ETER OR GREATER (CONCE3T 3LAN RE4UIRE0ENT)44 TREES SHOWNINCLUDING 5 DEAD TREESINCLUDING 3 OUTSIDE O) 3ARCELTREES
ZONE AEZONE AZONE XZONE XZONE XZONE XZONE AZONE AZONE AI
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20TH AVENUE S.(COUNTY ROAD NO. 54)
Δ ZONE AE ELEV=912ZONE A ELEV=UNDERMINEDZONE AECALL BEFORE YOU DIG!TWIN CITY AREA:TOLL FREE:1-800-252-1166651-454-0002Gopher State One CallLEGEND:UNDERGROUND ELECTRICUNDERGROUND CABLE TVUNDERGROUND FIBER OPTICUNDERGROUND TELEPHONEOVERHEAD UTILITYUNDERGROUND GASSANITARY SEWERSTORM SEWERWATERMAINFENCECURB [TYPICAL]CONCRETE SURFACEBITUMINOUS SURFACEFOUND MONUMENTSET 1/2" IRON PIPEMARKED RLS NO. 25718CABLE TV PEDESTALAIR CONDITIONERELECTRIC MANHOLEELECTRIC METERELECTRIC PEDESTALELECTRIC TRANSFORMERLIGHT POLEGUY WIREPOWER POLEGAS MANHOLEGAS METERTELEPHONE MANHOLETELEPHONE PEDESTALSANITARY CLEANOUTSANITARY MANHOLECATCH BASINSTORM DRAINFLARED END SECTIONSTORM MANHOLEFIRE DEPT. CONNECTIONHYDRANTCURB STOPWATER WELLWATER MANHOLEWATER METERPOST INDICATOR VALVEWATER VALVEBOLLARDFLAG POLEMAIL BOXTRAFFIC SIGNUNKNOWN MANHOLESOIL BORINGTRAFFIC SIGNALCONIFEROUS TREEDECIDUOUS TREE0NORTH120 240AREA:TOTAL AREA = 2,584,138 SQ.FT. / 59.32 ACRESPID#25-31-22-32-0001CONTACT:CDC Consulting LLC,C/O Todd Christensontodd2414c@aol.com763-268-9442CDC2402SURVCDC02EXISTINGCONDITIONSCOUNTY/CITY:REVISIONS:PROJECT LOCATION:LAND SURVEYING, INC.CORNERSTONESuite #2001970 Northwestern Ave.Stillwater, MN 55082Phone 651.275.8969dan@cssurvey.netDATEREVISIONPROJECT NO.FILE NAME651820TH AVE.CITY OF LINO LAKESANOKACOUNTY6-29-24 CONCEPT PLANCERTIFICATION:I hereby certify that this plan was prepared byme, or under my direct supervision, and that I ama duly Licensed Land Surveyor under the laws ofthe state of Minnesota.Daniel L. Thurmes Registration Number: 25718Date:__________________6-29-24BURQUEESTATESSURVEY NOTES:1. BEARINGS ARE BASED ON THE ANOKA COUNTY COORDINATE SYSTEM. DATE OFPUBLISHED COORDINATES = SEPTEMBER 1ST, 20152. UNDERGROUND UTILITIES SHOWN PER FIELD LOCATES AND GIS MAPPINGPROVIDED BY THE CITY OF LINO LAKES. THERE MAY SOME UNDERGROUNDUTILITIES, GAS, ELECTRIC, ETC. NOT SHOWN OR LOCATED.3. CONTOURS SHOWN PER LIDAR DATA OBTAINED FROM THE DNR MNTOPOWEBSITE. NOT FIELD VERIFIED.4. ELEVATIONS BASED ON GPS DERIVED VALUES FOR NAVD 885. PORTIONS OF THIS PROPERTY LIES WITHIN ZONE A, ZONE AE, AREASDETERMINED TO BE WITHIN THE 0.2% ANNUAL CHANCE FLOODPLAIN OTHERAREAS 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 RATEMAP 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 FLAGSLOCATED BY CORNERSTONE LAND SURVEYING ON 9-16-24.PID#25-31-22-31-0003PID#25-31-22-33-00019-16-24 WETLANDSLEGAL DESCRIPTION:EASEMENT NOTES:The following Legal Description is as shown on Land Title, Inc., as agent for FirstAmerican Title Insurance Company Title Commitment No. 698402, datedSeptember 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 Southwestone quarter (SW 1/4) except that part taken by the State of Minnesota for highway. Pursuant to aLis Pendens filed on March 19, 1964. Subject to the right of access on the Northwesterly side ofthe highway.ANDThat part of the Northeast one quarter (NE 1/4) of the Southwest one quarter (SW 1/4) lyingwesterly of Highway I 35 Eastbound (I 35E); Subject to any easements of record; SectionTwenty-five (25), Township Thirty-one (31), Range Twenty-two (22).ANDThat 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 ofSection Twenty-five (25), thence North on the Westerly line of Southwest 1/4 of Southwest 1/4 ofSection Twenty-five (25), Township Thirty-one (31), Range Twenty-two (22) a distance of 1100.5feet to the actual point of beginning of the land to be described. Then continue North on saidWesterly line to the Northwest Corner of the Southwest 1/4 of Southwest 1/4 of SectionTwenty-five (25), Township Thirty-one (31), Range Twenty-two (22). Then Easterly on the Northline of said Southwest 1/4 to the most westerly right of way line of Interstate Highway 35E. ThenSouthwesterly on said Westerly right of way line of 35E to a point a distance of 1219.4 feet Northof the South Line of the Southwest 1/4 of Southwest 1/4 of Section Twenty-five (25), TownshipThirty-one (31), Range Twentytwo (22) as measured along the Westerly right of way line ofInterstate Highway Number 35E. Then Westerly parallel to the North line of the Southwest 1/4 adistance of 206.52 feet. Then Southwesterly on a line parallel to the Westerly right of way Tine ofInterstate No. 35E to a point of intersection with a line which is 728.78 feet North of and parallelto the South line of Southwest 1/4 of Southwest 1/4 of Section Twenty-five (25),TownshipThirty-one (31), Range Twenty- two (22). Then Westerly parallel to the South line of saidSouthwest 1/4 to a point a distance of 183 feet East of the West line of the Southwest 1/4 ofSouthwest 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 ofSouthwest 1/4 of Section Twenty-five (25), Township Thirty-one (31), Range Twenty-two (22) adistance of 183 feet to the actual point of beginning and there terminating, Anoka County,Minnesota.Abstract PropertyThe following survey related exceptions appear on the Land Title,Inc., as agent for First American Title Insurance Company TitleCommitment No. 698402, dated September 17th, 2024.11. Final Certificate in regards to condemnation of land for TrunkHighway purposes dated May 26, 1973, filed June 12, 1973 asDocument Number 390639. (AS SHOWN ON SURVEY)12. Subject to road(s) as shown by available maps. (AS SHOWN ONSURVEY)1112ABCABC11111212-3-24 TITLE COMMITMENT1-7-25REVISEDFLOOD ZONE LINES SHOWN PER FEMMA MAPPING AND NOTFIELD VERIFIED. PORTIONS OF THIS PROPERTY LIES WITHIN ZONEAE, AND ZONE A, AREAS DETERMINED TO BE WITHIN THE 0.2%ANNUAL CHANCE FLOODPLAIN OTHER AREAS INCLUDING ALLBUILDINGS ARE LOCATED IN ZONE X, AREAS DETERMINED TO BEOUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN AS SHOWN ONFEMA FLOOD INSURANCE RATE MAP NUMBER 27003C0370EHAVING AN EFFECTIVE DATE OF DECEMBER 16TH, 2015. THEBASE FLOOD ELEVATION OF 912.0 (ZONE AE) IS SHOWN ON THESURVEY FOR REFERENCE PURPOSES ONLY.FLOOD INFORMATION:EXISTING WETLANDSWL#1 = 1105743 SQ.FT.WL#2 = 7412WL#3 = 64480WL#4 = 32237WL#5 = 12520TOTAL = 1,222,392
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20TH AVENUE S.(COUNTY ROAD NO. 54)
Δ23OND3OND3OND3OND3458 02543340 854325320 8243222345OUTLOT GOUTLOT )OUTLOT AOUTLOT EOUTLOT DOUTLOT COUTLOT %WETLANDWETLANDWETLAND458 5323450
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TKXUPHV RHJLVWUDWLRQ NXPEHU 258DDWH BBBBBBBBBBBBBBBBBB2 24%UR4UEESTATES3ID253222300033ID25322233000 24 WETLANDSLEGEND UNDERGROUND ELECTRICUNDERGROUND CA%LE TVUNDERGROUND )I%ER O3TICUNDERGROUND TELE3HONEOVERHEAD UTILITYUNDERGROUND GASSANITARY SEWERSTOR0 SEWERWATER0AIN)ENCECUR% >TY3ICAL@CONCRETE SUR)ACE%ITU0INOUS SUR)ACE)OUND 0ONU0ENTSET 2 IRON 3I3E0ARKED RLS NO. 258CA%LE TV 3EDESTALAIR CONDITIONERELECTRIC 0ANHOLEELECTRIC 0ETERELECTRIC 3EDESTALELECTRIC TRANS)OR0ERLIGHT 3OLEGUY WIRE3OWER 3OLEGAS 0ANHOLEGAS 0ETERTELE3HONE 0ANHOLETELE3HONE 3EDESTALSANITARY CLEANOUTSANITARY 0ANHOLECATCH %ASINSTOR0 DRAIN)LARED END SECTIONSTOR0 0ANHOLE)IRE DE3T. CONNECTIONHYDRANTCUR% STO3WATER WELLWATER 0ANHOLEWATER 0ETER3OST INDICATOR VALVEWATER VALVE%OLLARD)LAG 3OLE0AIL %O;TRA))IC SIGNUNKNOWN 0ANHOLESOIL %ORINGTRA))IC SIGNALCONI)EROUS TREEDECIDUOUS TREEAREA TOTAL AREA 258438 S4.)T. 5 .32 ACRESSURVEY NOTES . %EARINGS ARE %ASED ON THE ANOKA COUNTY COORDINATE SYSTE0. DATE O)3U%LISHED COORDINATES SE3TE0%ER ST 2052. UNDERGROUND UTILITIES SHOWN 3ER )IELD LOCATES AND GIS 0A33ING3ROVIDED %Y THE CITY O) LINO LAKES. THERE 0AY SO0E UNDERGROUNDUTILITIES GAS ELECTRIC ETC. NOT SHOWN OR LOCATED.3. CONTOURS SHOWN 3ER LIDAR DATA O%TAINED )RO0 THE DNR 0NTO3OWE%SITE. NOT )IELD VERI)IED.4. ELEVATIONS %ASED ON G3S DERIVED VALUES )OR NAVD 885. 3ORTIONS O) THIS 3RO3ERTY LIES WITHIN =ONE A =ONE AE AREASDETER0INED TO %E WITHIN THE 0.2 ANNUAL CHANCE )LOOD3LAIN OTHERAREAS INCLUDING %UILDINGS. OTHER AREAS ARE LOCATED IN SHADED =ONE ;AND UNSHADED =OINE ;. AREAS DETER0INED TO %E OUTSIDE THE 0.2ANNUAL CHANCE )LOOD3LAIN AS SHOWN ON )E0A )LOOD INSURANCE RATE0A3 NU0%ER 2003C030E HAVING AN E))ECTIVE DATE O) DECE0%ER TH205 THE %ASE )LOOD ELEVATION )OR =ONE A IS 2.0. NOT )IELD VERI)IED.. WETLANDS DELINEATED %Y ANDERSON DATED 24. WETLAND )LAGSLOCATED %Y CORNERSTONE LAND SURVEYING ON 24.LEGAL DESCRI3TION EASE0ENT NOTES TKH IROORZLQJ LHJDO DHVFULSWLRQ LV DV VKRZQ RQ LDQG TLWOH IQF. 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20TH AVENUE S.(COUNTY ROAD NO. 54)
Δ12PONDPONDPONDPOND34567891011121514131314109876543276513121110981211143211221341 5OUTLOT GOUTLOT FOUTLOT AOUTLOT EOUTLOT DOUTLOT COUTLOT BWETLANDWETLANDWETLAND1415161718153162345660'60'60'60'60'60'60'60'60'60'30'30'30'30'30'30'30'30'ZONE AE ELEV=912ZONE A ELEV=UNDERMINEDOUTLOT H343.92230.43R=100.00L=155.45214.69R=100.00L=22.02444.69R=100.00L=78.68174.96R=90.00L=260.34R=90.00L=41.77 168.02 R=100.00L=112.35 133.12R=100.00L=37.3645.62 61.34R=200.00L=37.62
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L=154.66 220.48ZONE AECYPRESS STREETEXTENSIONFUTURECYPRESSSTREETR/WPID#25-32-22-32-0001CONTACT:CDC Consulting LLC,C/O Todd Christensontodd2414c@aol.com763-268-9442CDC2402SURVCDC02CONCEPTPLANCOUNTY/CITY:REVISIONS:PROJECT LOCATION:LAND SURVEYING, INC.CORNERSTONESuite #2001970 Northwestern Ave.Stillwater, MN 55082Phone 651.275.8969dan@cssurvey.netDATEREVISIONPROJECT NO.FILE NAME651820TH AVE.CITY OF LINO LAKESANOKACOUNTY6-29-24 CONCEPT PLANCERTIFICATION:I hereby certify that this plan was prepared byme, or under my direct supervision, and that I ama duly Licensed Land Surveyor under the laws ofthe state of Minnesota.Daniel L. Thurmes Registration Number: 25718Date:__________________6-29-24BURQUEESTATESPID#25-32-22-31-0003PID#25-32-22-33-00019-16-24 WETLANDSLEGEND:UNDERGROUND ELECTRICUNDERGROUND CABLE TVUNDERGROUND FIBER OPTICUNDERGROUND TELEPHONEOVERHEAD UTILITYUNDERGROUND GASSANITARY SEWERSTORM SEWERWATERMAINFENCECURB [TYPICAL]CONCRETE SURFACEBITUMINOUS SURFACEFOUND MONUMENTSET 1/2" IRON PIPEMARKED RLS NO. 25718CABLE TV PEDESTALAIR CONDITIONERELECTRIC MANHOLEELECTRIC METERELECTRIC PEDESTALELECTRIC TRANSFORMERLIGHT POLEGUY WIREPOWER POLEGAS MANHOLEGAS METERTELEPHONE MANHOLETELEPHONE PEDESTALSANITARY CLEANOUTSANITARY MANHOLECATCH BASINSTORM DRAINFLARED END SECTIONSTORM MANHOLEFIRE DEPT. CONNECTIONHYDRANTCURB STOPWATER WELLWATER MANHOLEWATER METERPOST INDICATOR VALVEWATER VALVEBOLLARDFLAG POLEMAIL BOXTRAFFIC SIGNUNKNOWN MANHOLESOIL BORINGTRAFFIC SIGNALCONIFEROUS TREEDECIDUOUS TREEAREA:TOTAL AREA = 2,584,138 SQ.FT. / 59.32 ACRESSURVEY NOTES:1. BEARINGS ARE BASED ON THE ANOKA COUNTY COORDINATE SYSTEM. DATE OFPUBLISHED COORDINATES = SEPTEMBER 1ST, 20152. UNDERGROUND UTILITIES SHOWN PER FIELD LOCATES AND GIS MAPPINGPROVIDED BY THE CITY OF LINO LAKES. THERE MAY SOME UNDERGROUNDUTILITIES, GAS, ELECTRIC, ETC. NOT SHOWN OR LOCATED.3. CONTOURS SHOWN PER LIDAR DATA OBTAINED FROM THE DNR MNTOPOWEBSITE. NOT FIELD VERIFIED.4. ELEVATIONS BASED ON GPS DERIVED VALUES FOR NAVD 885. PORTIONS OF THIS PROPERTY LIES WITHIN ZONE A, ZONE AE, AREASDETERMINED TO BE WITHIN THE 0.2% ANNUAL CHANCE FLOODPLAIN OTHERAREAS 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 RATEMAP 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 FLAGSLOCATED 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 FirstAmerican Title Insurance Company Title Commitment No. 698402, datedSeptember 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 Southwestone quarter (SW 1/4) except that part taken by the State of Minnesota for highway. Pursuant to aLis Pendens filed on March 19, 1964. Subject to the right of access on the Northwesterly side ofthe highway.ANDThat part of the Northeast one quarter (NE 1/4) of the Southwest one quarter (SW 1/4) lyingwesterly of Highway I 35 Eastbound (I 35E); Subject to any easements of record; SectionTwenty-five (25), Township Thirty-one (31), Range Twenty-two (22).ANDThat 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 ofSection Twenty-five (25), thence North on the Westerly line of Southwest 1/4 of Southwest 1/4 ofSection Twenty-five (25), Township Thirty-one (31), Range Twenty-two (22) a distance of 1100.5feet to the actual point of beginning of the land to be described. Then continue North on saidWesterly line to the Northwest Corner of the Southwest 1/4 of Southwest 1/4 of SectionTwenty-five (25), Township Thirty-one (31), Range Twenty-two (22). Then Easterly on the Northline of said Southwest 1/4 to the most westerly right of way line of Interstate Highway 35E. ThenSouthwesterly on said Westerly right of way line of 35E to a point a distance of 1219.4 feet Northof the South Line of the Southwest 1/4 of Southwest 1/4 of Section Twenty-five (25), TownshipThirty-one (31), Range Twentytwo (22) as measured along the Westerly right of way line ofInterstate Highway Number 35E. Then Westerly parallel to the North line of the Southwest 1/4 adistance of 206.52 feet. Then Southwesterly on a line parallel to the Westerly right of way Tine ofInterstate No. 35E to a point of intersection with a line which is 728.78 feet North of and parallelto the South line of Southwest 1/4 of Southwest 1/4 of Section Twenty-five (25),TownshipThirty-one (31), Range Twenty- two (22). Then Westerly parallel to the South line of saidSouthwest 1/4 to a point a distance of 183 feet East of the West line of the Southwest 1/4 ofSouthwest 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 ofSouthwest 1/4 of Section Twenty-five (25), Township Thirty-one (31), Range Twenty-two (22) adistance of 183 feet to the actual point of beginning and there terminating, Anoka County,Minnesota.Abstract PropertyThe following survey related exceptions appear on the Land Title,Inc., as agent for First American Title Insurance Company TitleCommitment No. 698402, dated September 17th, 2024.11. Final Certificate in regards to condemnation of land for TrunkHighway purposes dated May 26, 1973, filed June 12, 1973 asDocument Number 390639. (AS SHOWN ON SURVEY)12. Subject to road(s) as shown by available maps. (AS SHOWN ONSURVEY)1112ABCCALL BEFORE YOU DIG!TWIN CITY AREA:TOLL FREE:1-800-252-1166651-454-0002Gopher State One Call0NORTH120 240ABC1111121-6-25REVISER-2 ZONING STANDARDSMINIMUM LOT AREA = 7500 SQ.FT.MINIMUM WIDTH = 60'MINIMUM WIDTH CORNER = 80'MINIMUM DEPTH = 125'PRINCIPAL BUILDING SETBACKSFRONT = 25'SIDE = 10'REAR = 25'LOT COVERAGE 65%FLOOD ZONE LINES SHOWN PER FEMMA MAPPING AND NOTFIELD VERIFIED. PORTIONS OF THIS PROPERTY LIES WITHIN ZONEAE, AND ZONE A, AREAS DETERMINED TO BE WITHIN THE 0.2%ANNUAL CHANCE FLOODPLAIN OTHER AREAS INCLUDING ALLBUILDINGS ARE LOCATED IN ZONE X, AREAS DETERMINED TO BEOUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN AS SHOWN ONFEMA FLOOD INSURANCE RATE MAP NUMBER 27003C0370EHAVING AN EFFECTIVE DATE OF DECEMBER 16TH, 2015. THEBASE FLOOD ELEVATION OF 912.0 (ZONE AE) IS SHOWN ON THESURVEY FOR REFERENCE PURPOSES ONLY.FLOOD INFORMATION:EXISTING WETLANDSWL#1 = 1105743 SQ.FT.WL#2 = 7412WL#3 = 64480WL#4 = 32237WL#5 = 12520TOTAL = 1,222,3921-10-25 ADD STREET R/W
INTERSTATE HIGHWAY NO. 35ECHEST
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T OTTER LAKE ROAD(COUNTY ROAD NO. 84)20TH AVENUE S.(COUNTY ROAD NO. 54)PONDPONDPONDMATCH LINE - SEE LOWER RIGHT8" WM8" WM8" WMSANITARY SEWERSANITARY SEWERSANITARY SEWER8" WM32'32'32'R50'32'DEDICATED R/W FORFUTURE ROADWAY60'60'ROSEWOOD STMATCH LINE -SEE UPPER LEFTCONNECT TO EXISTINGSANITARY SEWER STUBDescriptionRev. DateBURQUE ESTATESLINO LAKES, MN1 01.13.25 City Re-SubmittalSheet Title:Project #:Drawn By:Checked By:Issue Date:12246099TJR/KBKTJH12.09.243524 Labore RoadWhite Bear Lake, MN 55110651.481.9120www.larsonengr.comC 2024 Larson Engineering, Inc. All rights reserved.W:\2024\Civil\12246099 - Lino Lakes Burque Subdivision\2. Design\B. Drawing Files\12246099 C100 - Concept Plan.dwgLarsonEngineering, Inc.Project Title:LINO LAKESPARTNERS, LLC6150 202ND STREETFOREST LAKE, MN 55025Client:Thomas J. Herkenhoff, P.E.Date: Lic. No.:I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.PRELIMINARY NOT FOR CONSTRUCTION0NORTH50 100200Sheet:01.08.2525520NEW BITUMINOUS PAVEMENTSYMBOL LEGENDCONCEPTSUBDIVISIONPLANEASEMENT LINERIGHT-OF-WAY LINEPROPERTY LINEGENERALSETBACK LINEC100CSAH 54 / BIRCH STREETINTERSECTIONEXISTING TRAFFIC COUNT DATA(OBTAINED FROM "CSAH 54 CORRIDOR STUDYFINAL REPORT (MAY 17, 2024)"PROPOSED TRAFFIC GENERATION1) SINGLE-FAMILY RESIDENTIAL UNITS:58 UNITS: APPROXIMATELY 9 VEHICLE TRIPS PER DAY PER UNIT522 DAILY VEHICLE TRIPS2) NEW DEVELOPMENT WILL GENERATE A TOTAL OF APPROXIMATELY522 DAILY VEHICLE TRIPS.SINGLE FAMILY HOMES = 58SINGLE FAMILY HOME LOT DENSITYGROSS DEV. AREA= 2,584,138 SQ FT20TH 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 ACRESTOTAL SINGLE FAMILY LOTS = 58 UNITSPROPOSED NET DENSITY = 3.67 UNITS/ACRECONCEPT PLAN SUMMARYCONCEPT PLANSINGLE FAMILY HOMES = 58YIELD PLANSINGLE FAMILY HOMES = 60LOT COUNT
INTERSTATE HIGHWAY NO. 35ECHEST
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T OTTER LAKE ROAD(COUNTY ROAD NO. 84)20TH AVENUE S.(COUNTY ROAD NO. 54)CYPRESSSTREETBIRCH STROSEWOOD ST=ONE AE=ONE A=ONE ;=ONE ;=ONE ;=ONE ;=ONE A=ONE A=ONE A=ONE AE ELEV 2=ONE A ELEV UNDER0INED=ONE AEPONDPONDPONDDEDICATED R/W FORFUTURE ROADWAYDescriptionRev. DateBURQUE ESTATESLINO LAKES, MN1 01.13.25 City Re-SubmittalSheet Title:Project #:Drawn By:Checked By:Issue Date:12246099TJR/KBKTJH12.09.243524 Labore RoadWhite Bear Lake, MN 55110651.481.9120www.larsonengr.comC 2024 Larson Engineering, Inc. All rights reserved.W:\2024\Civil\12246099 - Lino Lakes Burque Subdivision\2. Design\B. Drawing Files\12246099 C200 - Neighborhood Plan.dwgLarsonEngineering, Inc.Project Title:LINO LAKESPARTNERS, LLC6150 202ND STREETFOREST LAKE, MN 55025Client:Thomas J. Herkenhoff, P.E.Date: Lic. No.:I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.PRELIMINARY NOT FOR CONSTRUCTIONSheet:01.08.2525520NEIGHBORHOODPLANC2000NORTH100 200400CSAH 54 / BIRCH STREETINTERSECTIONEXISTING TRAFFIC COUNT DATA(OBTAINED FROM "CSAH 54 CORRIDOR STUDYFINAL REPORT (MAY 17, 2024)"PROPOSED TRAFFIC GENERATION1) SINGLE-FAMILY RESIDENTIAL UNITS:58 UNITS: APPROXIMATELY 9 VEHICLE TRIPS PER DAY PER UNIT522 DAILY VEHICLE TRIPS2) NEW DEVELOPMENT WILL GENERATE A TOTAL OF APPROXIMATELY522 DAILY VEHICLE TRIPS.
INTERSTATE HIGHWAY NO. 35ECHEST
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T OTTER LAKE ROAD(COUNTY ROAD NO. 84)20TH AVENUE S.(COUNTY ROAD NO. 54)MATCH LINE - SEE LOWER RIGHTRfNeABtBKmBHdBHdC2HdC2GcNeAHdC2HdBRfRfRfRfHdDRfHdC2RfHdBROSEWOOD STMATCH LINE -SEE UPPER LEFTRfDescriptionRev. DateBURQUE ESTATESLINO LAKES, MN1 01.13.25 City Re-SubmittalSheet Title:Project #:Drawn By:Checked By:Issue Date:12246099TJR/KBKTJH12.09.243524 Labore RoadWhite Bear Lake, MN 55110651.481.9120www.larsonengr.comC 2024 Larson Engineering, Inc. All rights reserved.W:\2024\Civil\12246099 - Lino Lakes Burque Subdivision\2. Design\B. Drawing Files\12246099 C300 - Resource Plan.dwgLarsonEngineering, Inc.Project Title:LINO LAKESPARTNERS, LLC6150 202ND STREETFOREST LAKE, MN 55025Client:Thomas J. Herkenhoff, P.E.Date: Lic. No.:I hereby certify that this plan,specifications or report was preparedby me or under my direct supervisionand that I am a duly licensedProfessional Engineer under the lawsof the state of Minnesota.PRELIMINARY NOT FOR CONSTRUCTION0NORTH50 100200Sheet:01.08.2525520RESOURCEINVENTORYPLANC300 NOTESSee Existing Conditions plan prepared by Cornerstone LandSurveying for flood zones.SYMBOL LEGENDCROPLANDGRASSLANDWETLANDSWETLAND #1: 1,105,743 SFWETLAND #2: 7,412 SFWETLAND #3: 64,480 SFWETLAND #4: 32,237 SFWETLAND #5: 12,520 SFTOTAL AREA: 1,222,392 SFMITIGATION AREA TO BE DETERMINEDWOODED AREASPAVED AREAS & BUILDINGSPROPERTY LINESOIL BOUNDARY (PER WEB SOIL SURVEY)EXISTING TREETOTAL # OF TREE 18" OR LARGER: 144ANTICIPATED TREES TO BE REMOVED: 68TREE COUNT
178 E 9TH STREET | SUITE 200 | SAINT PAUL, MN | 55101 | 651.286.8450 | WSBENG.COM Memorandum
To: Katie Larsen, Lino Lakes City Planner
From: Kris Keller PE, WSB
Diane Hankee PE, Lino Lakes City Engineer
Date: February 5, 2025
Re: Burque Estates
Concept Plan Review
027885-000
WSB’s review of the Concept Plans for the Burque Estates development in Lino Lakes, MN,
prepared by Larsen Engineering and received January 13, 2025. Our comments were made on
the following documents:
•Burque Estates - Concept Plan Submittal prepared by Larsen Engineering, dated
January 13, 2025.
The following review comments should be responded to in writing by the applicant.
Engineering
•General
The Burque Estates development includes approximately 60 acres between 20th Avenue
(CSAH 54) and Interstate 35E, south of Birch Street. The current conceptual project
proposes 58 single family units and associated infrastructure.
•Grading
The Burque Estates development includes site grading for the 58 units as well as
extensions of Chestnut Street, and approximately four local streets that are yet to be
named.
•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 shows limited stormwater management features. The applicant will be
required to meet the City of Lino Lakes stormwater erosion and sediment control ordinance.
Stromwater reuse will be required for all development irrigation.
Attachment 6: City Engineer Memo dated February 5, 2025
Ms. Katie Larsen
02/05/2025
Page 2
Burque Estates Concept Plan Submittal - Engineering Review
•Water Supply
The City’s water supply system well firm capacity should meet or exceed its maximum day
demand. This criteria is currently constrained by poor water quality in some wells, the White
Bear Lake court orders and ongoing litigation, and annual variability in water use due to
drought and other factors. Based on the water supply capacity and well trigger analysis
completed in April 2024, excluding Well No. 2 due to poor water quality, if the City is able to
add Well No. 7 then the system could serve approximately 7,300 households (about 1,400
households more than the existing 5,900 households) before Well No. 8 is needed. The
final number of available households will need to be determined as the project progresses.
The City has begun conversations with the Minnesota Department of Natural Resources
(DNR) about permitting Well No. 7 and is awaiting confirmation whether it can be
constructed at this time given the ongoing White Bear Lake litigation.
Applicant to verify water pressure is adequate for all locations within the development. All
proposed units are required to be on the municipal water supply.
Water infrastructure for the Burque Estates Addition has not yet been designed and will
need to be submitted for preliminary plat by the applicant. 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. Otherwise, the development will
include a water system with predominately 8- inch diameter ductile iron pipe (DIP) water
main with 1-inch Type K copper services being extended to each lot. Water supply will
need to be evaluated in conjunction with current pending DNR water appropriation
approvals. An additional 12” water stub will need to be extended to the south for future
development.
The development is in the City’s Drinking Water Study Management Area and has high
vulnerability and would be subject to those requirements.
•Sanitary Sewer
Sanitary sewer collection for the Burque Estates development has not yet been proposed
and will need to be submitted for preliminary plat by the applicant. It is anticipated that the
existing 8-inch polyvinyl chloride (PVC) sanitary sewer within Cypress St that will need to
be extended south to serve the south portion of the site. The sanitary sewer at Chestnut St
is not deep enough to serve the south portion site.
We recommend that the City consider project phasing such that the utilities are extended
to the south with the first phase.
The addition will need to be evaluated by the applicant as to whether the existing lift
station will need to be oversized to accommodate the proposed development and the
remaining sanitary sewer district 3C. Oversizing costs for the remaining sanitary sewer
district 3C will be credited by the City. The site will otherwise be served by 8- inch
Ms. Katie Larsen
02/05/2025
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Burque Estates Concept Plan Submittal - Engineering Review
diameter main along with 4-inch Schedule 40 PVC service pipe to each lot. Additional
sanitary sewer stubs will be extended to the south.
•Transportation
A general street layout has been proposed with the Concept Plan. The City of Lino Lakes’
Comprehensive Plan requires neighborhood street connections. The Burque property is
adjacent to I-35E which is a Principal Arterial, 20th Avenue (CSAH 54) which is A-Minor
Arterial Reliever, Birch Street (CSAH 34) is a Major Collector road, Cypress Street and
Chestnut Street are local roads. The applicant is showing connections with the right of
way to Chestnut Street in the northeast portion of the development and 20th Avenue
(CSAH 54) in the southwest portion. Cypress Street is planned to be connected to Birch
Street as outlined in the City’s Comprehensive Plan. A traffic study will be required for the
site.
Trails and sidewalks
A trail will be required along the east side of Chestnut Street from the north and then
crossing Chestnut and following the wetlands around the back of Block 1. Areas where
the trail will be near the wetlands will require an engineered (2’) sand subgrade section.
Additional sidewalks will be required along the connector roads or as directed by the City
Planner.
Comments
1.The traffic study shall include the intersections of Red Oak and 20th Avenue, 21st
Avenue and Cedar Street, Birch Street and 20th Avenue and 20th Avenue at the
proposed site intersection. The analysis should address the intersection
geometrics (i.e. turn lanes) and traffic control needed to accommodate the
proposed site development.
2.The traffic study shall meet the requirements outlined in City ordinances. The ten-
year forecast review should be 2040 and include a future connection of Birch
Street to Cypress Street.
3.The applicant will need to receive approval from Anoka County for the site access
to 20th Avenue. The proposed access is approximately 1,300 feet south of Birch
Street. It is anticipated that they will require left and right turn lanes on 20th
Avenue.
4.Right of way shall be provided at the impacted intersections to accommodate any
required or future improvements. In addition, right of way shall be provided east of
the Birch Street for the future connection to the existing Northpointe development.
5.A noise study will be required, and noise attenuation should be accounted for in
plat layout. Currently there is no space provided for noise attenuation and we
anticipate this will impact to the proposed plat layout/ density.
6.Provide traffic calming (narrowed lanes, bump outs, etc.) at the midblock trail
crossing on Chestnut Street
•Wetlands and Environment
Ms. Katie Larsen
02/05/2025
Page 4
Burque Estates Concept Plan Submittal - Engineering Review
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.
The project indicates that there are approximately 28.06 acres of wetland. A wetland
replacement plan based on the impacts will need to be submitted, reviewed, and approved
through VLAMWO and the City.
The site is located in the Wetland Management Corridor (WMC). Wetland buffers meeting
minimum and average requirements will be required around all wetland areas following
construction. Any disturbed buffer areas should be seeded with a seed mix containing
native, non-invasive, species.
The applicant should verify with the DNR’s Natural Heritage Information System database
for the potential presence of protected species within and near the project area, including
protected plant species. The applicant should coordinate with the DNR on the need for
additional studies or surveys as necessary.
The applicant should verify and may need to conduct a Cultural Resource Assessment of
the development site through SHPO.
•Landscaping
A Landscape Plan for the Burque Estates development has not yet been submitted. One
will need to be submitted and reviewed by staff and the City’s Environmental Coordinator.
The Environmental Coordinator will provide separate comments.
•Floodplain
The site includes 60-70% Zone A Floodplain. A Base Flood Elevation will need to
be determined and approved by FEMA. A LOMR will be required and floodplain
mitigation will be required as applicable.
•Drainage and Utility Easements
Roadways are proposed within right-of-way and lots include standard drainage and utility
easements. Larger drainage and utility easements will be required to be provided over
any utilities outside the right of way and any surface water management features. The
eastern 75’ feet of CSAH 54 should be dedicated as right of way to Anoka County.
Drainage and Utility easements, through 6620 20th Avenue, will be required to extend
municipal utilities from Cypress Street to the proposed development.
Conservation easements will be required over wetlands. Standard side yard drainage and
utility easements and easements over public utilities will be required.
•Development Agreement
A development agreement will be required with the final plat.
•Grading Agreement
Ms. Katie Larsen
02/05/2025
Page 5
Burque Estates Concept Plan Submittal - Engineering Review
Grading agreement not required at this time.
•Stormwater Maintenance Agreement
The stormwater maintenance for public facilities in the Burque Estates development will be
covered under the City’s Programmatic Stormwater Management Agreement after the
facilities have been installed and accepted by the City. Borrow areas / Lakes area will be
maintained by the HOA.
•Permits Required
Required permits will be determined at the time of preliminary plat submittal. Potential
permits may include some of the following and others:
1.NPDES General Construction Permit
2.City of Lino Lakes Zoning Permit for Construction
3.Minnesota Pollution Control Agency Sanitary Sewer Extension Permit
4.Minnesota Department of Health
5.Rice Creek Watershed District Permit
6.Anoka County Right-of-Way Permit
7.USACE for Wetland Fill / Mitigation
8.FEMA LOMR
If you or the applicant have any questions regarding these comments, please contact Kris
Keller at (612) 419-3083 or kkeller@wsbeng.com. You may also contact Diane Hankee at (651)
982-2430 or dhankee@linolakes.us.
To: Katie Larsen, City Planner
From: Tom Hoffman, Environmental Coordinator
Date: January 29, 2025
Re: Environmental Comments – Burque Estates Concept Plan PUD
Environmental Board had recommended the following at their January 29, 2025 meeting:
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
Environmental Memo
Attachment 7: Environmental Memo dated January 29, 2025
Page 2
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
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.
DATE: February 6, 2025
TO: Katie Larsen, City Planner
FROM: Rick DeGardner, Public Services Director
RE: Burque Estates - Park Dedication Discussion
The Park Boards primary discussion last night revolved around extending the existing trail along
Chestnut Street westward to eventually provide pedestrian access to Tower Park, located at Birch
Street and Centerville Road. There are two options to explore:
1.Install a boardwalk/trail along the northern boundary of the development from 20th Avenue
South to Chestnut Street. The existing future Cyprus Street ROW, along with an 850’
boardwalk would extend direct access from the existing trail on Chestnut Street to the Birch
Street and 20th Avenue South intersection. The future trail project of extending the trail
along westward along the south side of Birch Street will complete the connection to Tower
Park.
2.Extend the paved trail southward along the east side of Chestnut Street from the
Northpointe Development, then cross Chestnut Street and continue the trail along the
wetland buffer. I included an attachment illustrating this.
I think both options merit further investigation and discussion. There are significant pros and cons
for each option!
Attachment 8: Public Services Director/Park Board Memo dated February 6, 2025
From:Logan Keehr
To:Katie Larsen
Subject:RE: Land Use Application - Burque Estates
Date:Wednesday, January 29, 2025 9:40:24 AM
Attachments:image001.jpg
Caution: This email originated outside our organization; please use caution.
Hi Katie,
Our comments on this Site Plat are:
Our preferred location for a connection to CSAH 54 (20th Ave.) is directly across from CSAH 34
(Birch St.). This would allow for a full access connection since CSAH 34 will remain a full
access intersection. Any access south of CSAH 34 would need to be a right in/right out
intersection based on our access spacing guidelines. Any access connection would require a
NB right turn lane.
Let me know if you have any questions.
Logan Keehr, PE
Traffic Engineer II
Anoka County Transportation Division
Highway-Transit-Fleet-Surveyor-GIS
1440 Bunker Lake Boulevard NW
Andover, MN 55304
www.anokacountymn.gov
Office: 763-324-3100
Direct: 763-324-3183
Fax: 763-324-3020
Our passion is your safe way home!
From: Julie Whitney <JWhitney@linolakes.us>
Sent: Friday, January 17, 2025 12:52 PM
To: metrodevreviews.dot@state.mn.us; Logan Keehr <Logan.Keehr@anokacountymn.gov>; M
Eichinger <meichinger@isd12.org>
Cc: Katie Larsen <KLarsen@linolakes.us>
Subject: Land Use Application - Burque Estates
Attachment 9: Anoka County Comments dated January 29, 2025