HomeMy WebLinkAbout06/11/2025 PZ Combined Packet
PLANNING & ZONING BOARD AGENDA
Wednesday, June 11th, 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: May 14, 2025
6. Action Items
A. PUBLIC HEARING for Erickson PropertyRezoningand Preliminary Plat
B.PUBLIC HEARING for Phelps Road Stockpile Interim Use Permit
7.Discussion Items
A. Project Updates
ADJOURNMENT
Meeting guidelines on reverse side.
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.
CITY OF LINO LAKES
PLANNING & ZONING BOARD MINUTES
DATE: May 14, 2025
TIME STARTED: 6:30 P.M.
TIME ENDED: 9:11 P.M.
MEMBERS PRESENT:Isaac Wipperfurth, Nathan Vojtech, Neil Evenson
Michael Root, Suzy Guthmueller, Perry Laden,
Patrick Kohler
MEMBERS ABSENT: None
STAFF PRESENT: Michael Grochala, Katie Larsen, Marissa Ertel
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 May 14, 2025.
2. PLEDGE OF ALLEGIANCE
3. PUBLIC COMMENT
Mr. Root declared public comment open at 6:34 p.m.
There were no public comments.
Mr. Evenson moved to close public comment. Motion seconded by Mr. Vojtech. Public
comment was closed at 6:34 p.m.
4. APPROVAL OF AGENDA
The agenda was approved as presented.
5. APPROVAL OF MINUTES
Mr. Vojtech moved to approve the April 9, 2025 meeting minutes. Motion seconded by
Mr. Kohler. Motion carried 6 – 0, one abstention.
DRAFT MINUTES
Planning & Zoning Board
May 14, 2025
Page 2
6.ACTION ITEMS
A. Public Hearing: Wilkinson Waters Comprehensive Plan Amendment, Rezoning, and
PUD Preliminary Plan/Preliminary Plat
Ms. Larsen presented the staff report.
The applicant, Wilkinson Waters LLC, is proposing a master planned development
located on North Oaks Company Inc. property south of County Road J/Ash Street/CSAH
32, west of Centerville Road/CSAH 21 and north of Wilkinson Lake Boulevard. The
development contains 4 parcels totaling approximately 76 gross acres and consists of
mix of 340-unit residential housing types and commercial development. The proposed
development is called Wilkinson Waters.
The Comprehensive Plan Amendment requires notice to affected jurisdictions. They
have 60 days to review and comment. The 60-day deadline is May 17, 2025 so the City
Council meeting date for consideration is May 27, 2025.
The Planning & Zoning Board held a public hearing on April 9th. Unfortunately, the
notice was not mailed to all property owners within 600ft of the development
boundary, second hearing will be held tonight.
One concern brought up during the April 9th meeting was vehicle headlights entering or
exiting the underground parking lot shining into adjacent houses along Ash St. Six (6) ft
tall privacy fences will be installed along the Ash Street and Centerville Road drive lanes
to screen the headlights.
Mr. Laden questioned whether the architectural standards would pass to the future
commercial development. Ms. Larsen stated they would consider that standards be set
to ensure that future commercial development would match the higher level of
architecture.
Mr. Evenson had questions about how close the pickleball court would be to residential
housing. Ms. Larsen stated it would be close to 200 feet. Mr. Evenson suggested
relocating the pickleball court to be centrally located.
Chair Root had a comment about the benefits to the open space for the development.
Chair Root stated he would like to see the senior residential building held to the same
gateway architectural standards.
DRAFT MINUTES
Planning & Zoning Board
May 14, 2025
Page 3
Chair Root had questions about why as part of the staff recommendations the parking
lot setbackwas not recommended by staff. Ms. Larsen stated that staff does not agree
with the setback and it is not part of the flexibility.
Ms. Guthmueller had concerns about the setbacks and how close the buildings are to
each other. Ms. Guthmueller agrees with the City Council regarding removing
townhomes to meet the setbacks. Ms. Guthmueller stated that the housing does not
seem affordable.
Mark Houge, North Oaks Company, was present to answer questions. Mr. Houge stated
the pickleball court is not part of the plan, merely a suggestion.
Mr. Vojtech had questions about the pricing for the apartments.
Peter Stalland, partnered with North Oaks, was also available for comments. Mr.
Stalland stated that the studio apartments would be around $1,300.00 a month.
Mr. Root opened the public hearing at 7:24 p.m.
Noelle Roden, 1603 Ash Street, spoke about the impact of the three-story buildings on
the residents in her neighborhood. She stated that the buildings will be around 100 feet
from her home. Ms. Roden was also concerned about the increase in traffic, the
roundabout being added to the area and how construction of a new road would impact
the ease of being able to leave the area. Ms. Roden would like to see more
consideration and respect for existing residents.
Amy Donlin, 6100 Centerville Road, spoke about the importance of roadblocking new
developments in the area. Ms. Donlin would like to see the conservation standards
upheld and would like the wildlife to remain untouched. Ms. Donlin would like to honor
the dark skies and be able to see the sky at night. Ms. Donlin also had concerns about
traffic in the area and the speed limit is currently too high.
Steve Gallop, 6102 Centerville Road, agreed with the previous speaker about the dark
skies and worries that the pickleball court would bring light and disturb this. Mr. Gallop
is worried about the lighting on the street side of the development. Mr. Gallup stated
that vehicle lights on Ash Street already are coming through and worries that this
development would make this worse. He would like to see a tall berm added.
Debra Gallop, 6102 Centerville Road, had concerns about how close the new
development is to their existing home. Ms. Gallop stated that the lights will be an issue,
and that the lights will drive out the wildlife. Ms. Gallop did state that North Oaks has
DRAFT MINUTES
Planning & Zoning Board
May 14, 2025
Page 4
done a good job with landscaping in other developments. Ms. Gallop has worries about
residents in the apartment complexes being able to see into her home.Ms. Gallop
would like the tall buildings to be moved to the back, away from the roads.
Jaworski Grove, 1605 Ash Street, stated that the proposed development is only 60 feet
from their homes, not the 250 feet that has been presented. Ms. Grove stated that the
pickleball courts would be very noisy, and the City of Maple Grove has recently banned
pickleball courts for the noise. Ms. Grovealso stated that there is no way to be able to
back into their driveways as suggested by Ramsey County with the roundabout coming
in, the speed will only go up. Ms. Grove believes there is zero benefit to this
development coming in.
Mr. Laden moved to close the public hearing. Motion seconded by Mr. Evenson. The
public hearing was closed at 7:39 p.m.
Chair Root addressed some of the comments made during the public hearing. Regarding
the distance from the development, Ms. Larsen stated that the City setback
requirements are met and would be approximately 160 feet from the nearest house.
Chair Root addressed the screening that would be present. Ms. Larsen stated that there
would be increased coniferous trees, such as evergreens, to help provide screening.
Berm would not screen anything. Chair Root wanted to emphasize that the Board is
doing their best to consider the existing residents.
Chair Root stated that dark skies are being considered with regards to the types of
lighting that would be used, and the number of lights on the site. Chair Root wanted to
address the traffic concerns for residents. Ms. Larsen stated that the roadwork that is
currently being done in the area is not being done because of the development and was
put into place well before this development came in.
Mr. Wipperfurth had questions about the traffic studies done in the area and around
Ash Street, whether it would become a right in right out. Ms. Larsen confirmed it would
be right in right out. Mr. Wipperfurth is glad that the headlights are being addressed but
still had worries about the headlights going into the houses on Ash Street. Chair Root
stated that with the addition of screening, the headlights wouldn’t be as much of an
issue.
Mr. Kohler moved to approve the comprehensive plan amendment, rezoning and PUD
preliminary plan/preliminary plat subject to conditions listed in the staff report and not
DRAFT MINUTES
Planning & Zoning Board
May 14, 2025
Page 5
allow for the flexibility with the setbacks presented. Motion seconded by Mr. Evenson.
Motion carried4-3.
nd
B.Public Hearing: Java Lino Lakes 2 Addition Preliminary Plat
Ms. Larsen presented the staff report.
The applicant, Java Companies, Inc., submitted a land use application for Java Addition
nd
Addition preliminary plat. The preliminary plat subdivides Lot 2, Block 1, Java Lino
2
Lakes into two (2) separate lots.
On April 14, 2025, the City Council passed Resolution No. 25-45 approving the Java Lino
Lakes final plat. The plat created three (3) commercial lots along Lake Drive. Lot 2, Block
1, Java Lino Lakes was proposed to have a 3-unit multi-tenant retail building. The
applicant is now proposing 2 to subdivide this lot into 2 lots for the purpose of
constructing a standalone Chipotle Restaurant and a standalone Pacific Dental office.
Lot 1, Block 1, Java Lino Lakes 2nd Addition will still be an O’Reilly’s Auto Parts retail
store as originally planned.
Mr. Wipperfurth wanted to confirm that this was seen before the Board, and that the
developer is splitting the one lot. Ms. Larsen confirmed that this was correct.
Chair Root opened the public hearing at 8:03 p.m.
No public comments were made.
Mr. Wipperfurth moved to close the public hearing. Motion seconded by Mr. Kohler.
The public hearing was closed at 8:03 p.m.
Mr. Wipperfurth moved to approve the preliminary plat with one subject to conditions
listed in the staff report. Motion seconded by Mr. Laden. Motion carried 7-0.
C. Public Hearing: Clearwater Commons Preliminary Plat
Ms. Larsen presented the staff report.
The applicant, Capital Real Estate, Inc., submitted a land use application for Clearwater
Commons preliminary plat and vacation. The preliminary plat is for three (3) commercial
lots north of CSAH 14 (Main Street), west of I-35E, east of 21st Avenue North and south
of the park and ride. A stand along Chipotle Restaurant is proposed on Lot 1.
DRAFT MINUTES
Planning & Zoning Board
May 14, 2025
Page 6
Mr. Evenson wanted to know whether the North part of the lot would be commercial or
residential. Ms. Larsen stated it would be commercial.
Mr. Laden wanted to confirm that the traffic study considered all three lots and not just
the Chipotle. Ms. Larsen confirmed that it was for all three.
Chair Root wanted to know what had been evaluated for the north part of the lot
regarding traffic. Ms. Larsen stated there had not been any studies done concerning
that area since there is currently not any commercial development coming in with this
application. Chair Root added that this area is becoming popular, with the
developments such as Watermark and now the commercial developments.
Mr. Root opened the public hearing at 8:14 p.m.
Ryan Salmon, 2172 Heron Court, wanted to speak to the confusion about jurisdictions.
Mr. Salmon wanted to make sure that concerns regarding traffic were addressed. The
traffic in the area with Amazon has been very high. Mr. Salmon has concerns about
safety for the children in the area. Mr. Salmon wanted to understand what the benefit
of more commercial development in the area would be. Mr. Salmon would like to see a
crosswalk added to the area to address foot traffic safety.
Mr. Vojtech moved to close the public hearing. Motion seconded by Mr. Evenson. The
public hearing was closed at 8:16 p.m.
Chair Root addressed the concerns regarding adding more traffic to the area, and
pedestrian safety. Ms. Larsen stated that regarding Lino Lakes we do have a trail, but
with Kwik Trip that would be Centerville. Ms. Larsen stated that the traffic studies that
have been conducted do meet City standards. City staff would not recommend putting a
crosswalk at an uncontrolled intersection, which presents a false sense of security to
pedestrians.
Mr. Laden wanted a better understanding of how the foot traffic would be able to
access the proposed site. Ms. Larsen showed via a map there would be sidewalks and
the existing trail that would lead to the Chipotle.
Mr. Wipperfurth would like to know who residents can go to regarding traffic lights and
how traffic light times could be changed. Mr. Grochala stated it would be with MNDOT
and Anoka County.
Mr. Evenson moved to approve the preliminary plat subject to conditions listed in the
staff report. Motion seconded by Mr. Wipperfurth. Motion carried 7-0.
DRAFT MINUTES
Planning & Zoning Board
May 14, 2025
Page 7
D.Nelson Rehbein Property PUD Concept Plan
Ms. Larsen presented the staff report.
The applicant, Twin Cities Land Holding, LLC, is proposing a residential development in
the southwest quadrant of CSAH 54 (20th Ave S) and Cedar Avenue. The development
contains three (3) parcels totaling approximately 25 gross acres and 90 housing units.
Mr. Evenson stated he does not think there would be a benefit to the City with a PUD.
Mr. Wipperfurth agrees and does not think a PUD would be beneficial and should just
be zoned. Mr. Wipperfurth asked whether the townhomes could be R2. Ms. Larsen said
they would most likely be R3 with some changes to the lot sizes. Mr. Wipperfurth had
questions regarding the road stubs and whether they would be able to connect to
private drives.
Mr. Vojtech also agreed that there was not a benefit to this site being a PUD.
Mr. Kohler had concerns about the water use in the proposed development. Mr.
Grochala stated that the developer will have to present the water use.
Chair Root had questions about the density requirements. Chair Root questioned if it
was all zoned R2 if it would not meet the density requirements. Chair Root would like to
see this either all zoned R2 single family homes, and if there would need to be
townhomes that they be located to the North.
Chair Root also stated he had concerns about traffic in the area. Chair Root also agreed
that the PUD would not be beneficial.
Mr. Wipperfurth agreed with Chair Root about his traffic concerns.
Ben Schmidt, Twin Cities Land Development, was present to answer questions. Mr.
Schmidt spoke about the process of coming up with the concept plan and meeting
density requirements.
E. Otter Crossing South Final Plat
Ms. Larsen presented the staff report.
The applicant, TYME Properties, LLC., submitted a land use application for Otter Crossing
South final plat. The plat is for one (1) commercial lot south of CSAH 14 (Main Street),
east of I-35E and west of CR 84 (Otter Lake Road). This is the proposed ALDI’s grocery
store lot.
DRAFT MINUTES
Planning & Zoning Board
May 14, 2025
Page 8
Mr. Evensonmoved to approve the final plat subject to conditions listed in the staff
report. Motion seconded by Mr. Laden. Motion carried 7-0.
F. Linda Avenue Addition Final Plat
Ms. Larsen presented the staff report.
The applicant, James Christiansen, submitted a land use application for Linda Avenue
Addition final plat. The plat is for two (2) residential lots at the southwest quadrant of
Hodgson Road and Linda Avenue located at 6217 Hodgson Road.
Mr. Laden had questions about whether there would be a required privacy fence. Mr.
Laden does not think there should be a required privacy fence. Ms. Larsen stated that
per the ordinance, they would have to have a buffer, whether that was a fence or
landscaping.
Mr. Kohler moved to approve the final plat with one subject to conditions listed in the
staff report. Motion seconded by Mr. Vojtech. Motion carried 7-0.
7. DISCUSSION ITEMS
A. ProjectUpdates
Mr. Grochala provided project updates to the Board.
Mr. Vojtech moved to adjourn the meeting. Motion seconded by Mr. Evenson.
Meeting adjourned at 9:11 p.m.
Respectfully submitted,
Marissa Ertel– Community Development Administrative Assistant
DRAFT MINUTES
PLANNING & ZONING BOARD
AGENDA ITEM 6A
STAFF ORIGINATOR:Katie Larsen, City Planner
MEETING DATE:June 11, 2025
REQUEST:PUBLIC HEARING:Erickson Property
1. Rezoning
2.Preliminary Plat
CASE NUMBER: PZC2025-0005
APPLICANT: Hampton Companies
Attn: Dan Brown
1824 Buerkle Road
White Bear Lake, MN 55110
OWNER: Karina J. Erickson
th
Avenue
7590 20
Lino Lakes, MN 55038
REVIEW DEADLINE:
Complete Application Date:May 12, 2025
60-Day Review Deadline:July 11, 2025
60-Day Extension Deadline: September 9, 2025
Environmental Board Meeting:May 28, 2025
Park Board Meeting:June 4, 2025
Planning & Zoning Board Meeting: June 11, 2025
City Council Work Session: July 7, 2025
City Council Meeting: July 14, 2025
INTRODUCTION
The applicant, Hampton Companies, submitted a land use application for rezoning and
preliminary plat for a residential subdivision called Erickson Property. The applicant
th
proposes to subdivide the existing lot located at 7590 20 Avenue into 14 single family
lots.
1
BACKGROUND
The Land Use Application is for:
Rezoning
Preliminary Plat
This staff report is based on the following information:
ALTA Survey prepared by Landform dated April 29, 2025
Erickson Property Plan Set prepared by Landform dated May 12, 2025
Stormwater Management Plan prepared by Landform revision date May 22,
2025
Geotechnical Exploration Report prepared by Haugo Geotechnical Services dated
May 6, 2025
Narrative prepared by Landform dated May 12, 2025
ANALYSIS
Existing Site Conditions
The existing residential lot contains ahouse, and several accessory structures.
According to Anoka County property records, the house was built in 1922. The site
topography is relatively flat with the elevations at the soil boring locations ranging
from about 903 to 910 feet above mean sea level (MSL).
Zoning
Current Zoning R, Rural
Current Land Use Rural Residential
2040 Comp Plan Land Use Low Density Mixed Residential
Utility Staging Area 1B: 2025-2030
Rezoning
The lot is currently zoned R, Rural. It will be rezoned to R-2, Two Family Residential
which is consistent with land guided Low Density Mixed Residential.
Surrounding Zoning and Land Use
2
DirectionZoning Current Land Use Future Land Use
Low Density Mixed
NorthR, RuralRuralResidential
Residential
PUD, Planned Unit Low Density Mixed
South Vacant Residential
Development Residential
PUD, Planned Unit Low Density Mixed
EastVacantResidential
Development Residential
Low Density
West R, Rural Agricultural
Residential
Land Use and Density
The following chart implements Met Council’s formula for calculating net density.
Gross Area (acres)5.15
Wetlands & Water Bodies 0.00
Public Parks & Open Space 0.00
Arterial ROW(0.70)
Net Area (acres) 4.45
# of Units 14
Gross Density (units/acre)2.72
Net Density (units/acre) 3.15
The parcel is guided low density mixed residential development and requires 3.0 to 4.0
units per net acre. The proposed net density of 3.15 units per acre is consistent with the
Comprehensive Plan.
Zoning Requirements
The lot is proposed to be zoned R-2, TwoFamily Residential.
3
R-2
60ft Single Family Lots Proposed Plan
Requirements
Min. Lot Size 7,500 sf7,619 – 11,506sf
Min. Lot Width
--Interior Lot 60 ft 60ft
--Corner Lot 80 ft 80 ft
Min. Lot Depth 125 ft127ft
--Double Frontage135 ft NA
Building Setback (ft)
-From Streets 25 ft25 ft
-Rear Yard
--Principal25 ft 25 ft
-Accessory5 ft 5 ft
-Side Yard
--Principal10 ft 10 ft
--Accessory 5 ft 5 ft
Buffer Abutting Arterial St 15 ft wideNA
Evaluated w/
Impervious Surface 65%
building permit
The proposed lots meet zoning requirements.
Building Requirements
At the time of building permit, the lotswill be reviewed for compliance regarding
impervious surface, building footprint area, garage size, and design and construction
standards. R-2 performance standards shall be met.
Subdivision Ordinance
Conformity with the Comprehensive Plan and Zoning Code
The preliminary plat is consistent with the comprehensive plan for low densitymixed
residential development and zoning code requirements for R-2, TwoFamilyResidential
as discussed above.
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Blocks and Lots
The preliminary plat contains 14 lots and 1 outlot. The outlot is for stormwater
management. The outlot will be owned by an HOA and the stormwater pond will be
maintained by the City.
Streets and Alleys
Osakis Street is a local road with 60 ft wide road right-of-way and 32ft wide paved road.
It is an extension of the existing road within Watermark. A temporary cul de sac will be
constructed on the north end. Sixty (60) ft of road right-of-way is being dedicated along
th
CSAH 54 (20Avenue) as required.
Easements
Standard drainage and utility easements at least ten (10) feet wide have been provided
alongall other lot lines and stormwater management facility.
Storm Water Management and Erosion and Sediment Control
Per the June 4, 2025 Engineering Memo, stormwater management for the Erickson
Property site consists of a sedimentation basin to provide treatment. Existing and
proposed discharge rates are summarized below.
Pre- and Post- Development Discharge Rates (cfs)
Condition2-Year 10-Year 100-Year 10-Day Snowmelt
Only needed if
Existing 7.36 15.00 32.57
basins landlocked
Currently Only needed if
3.086.0212.35
Proposedbasins landlocked
Utilities
An 8” watermain and 10” sanitary sewer will service the lots.
Public Land Dedication
The City will require cash in lieu of land dedication.
Park Dedication Fees
a
Total # of Lots = 13
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x 2025 Park Dedication Fee $3,500
= Total Due $45,500
a
The existing lot/house will not be charged a park dedication fee; therefore, only 13 lots
will be charged for park dedication fees.
Parks, Greenways and Trail Plan
The proposed subdivision is within the WatermarkPark neighborhood service areaand
additional land dedication is not required. The park plan identifies a trail along CSAH 54
th
(20Avenue). A trail currently exists along the Watermark development within the
road right-of-way. A trail shall be graded in along the Erickson Property to tie into the
existing trail. The City will install the trailat a future date.
Screening, Landscaping, Buffer Yards and Tree Preservation
Per the May 28, 2025 Environmental Board staff report:
Tree Preservation and Mitigation Standards
The purpose of these standards is to protect valuable trees and stands of vegetation
while not interfering with landowners’ reasonable use and development of property.
The goal is to minimize unnecessary loss of habitat, biodiversity, and forest resources
and to replace removed trees in areas where tree cover is most critical.
A tree survey has been provided. Most of the trees on site are oak, pine, maple.
Majority of the trees were planted as windbreaks from the adjacent agricultural use.
The tree inventory will need to be updated to only include significant trees and trees
within the project location. The coniferous trees will need to be included by height.
The site falls primarily withing the basic use area. No mitigation is required within this
area. Twelve trees are being proposed for removal within the stormwater management
area. Storm water ponding is not included within the basic use area. Mitigation will be
required at a 1 to 1 ratio.
There are currently ninety (90) significant trees identified on site. Thirteen (13) are
proposed to be preserved as a part of the development.
The developer is proposing planting 14 boulevard trees, one for each proposed lot. An
additional 7 rear yard trees are being proposed within block 1. Staff recommends
adding additional rear yard trees within block 2 to provide additional plantings and
screening from the existing development.
6
Tree Preservation and Mitigation Standards will need to be met with future submittals.
Open Areas Landscape Standards
The developer will be required to meet open area landscape standards as part of the
proposed project. Open area standards are to provide one large tree and two large
shrubs per every 2500 square feet of open space. Final calculations for open area
plantings will be calculated with final plat submittal to confirm final open space.
Currently the proposal does not show open space landscaping.
Buffer and Screen Standards
There is no official requirements, but city staff are looking at providing additional
plantings in the rear yards for screenings from existing properties.
Double planted screening is being proposed with shrubs along the back of the property
th
lines for block one as screening from 20 Ave. Screening should be provided on the
property lines. Currently showing plantings within the outlot, this will likely cause
maintenance issues in the future.
Canopy Cover
Canopy cover requirements do not apply to single-family residential developments.
Foundation Landscaping
Foundation landscaping standards do not apply to single family residential development
Sod and Ground Cover Standards
All areas not otherwise improved in accordance with the approved site plans shall have
a minimum depth of 4 inches of topsoil and be sodded including boulevard areas. Seed
may be provided in lieu of sod in certain cases, including when the area is adjacent to
natural areas or wetlands.
Low maintenance turf should be evaluated throughout development. Ground covers
should be drought resistant to reduce the need for irrigation use.
Environmental Review
The site is within the I-35E Corridor AUAR and is consistent with residential
development for all 3 AUAR land use scenarios.
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Wetlands
There are no wetlands on site.
FEMA Floodplain
There is no FEMA floodplain on site.
Shoreland Management Overlay
The development is not located within a Shoreland Management Overly district.
Impervious Surface Coverage
The maximum allowed impervious surface coverage per lot is 65%. The impervious
coverage for each lot will be evaluated with those individual building permits and
surveys.
Traffic Study
A traffic analysis was completed noting that single family detached housing units
average 9.43 trips per dwelling unit and the 14 lot subdivision would generate 132 daily
trips. Traffic was analyzed with the Watermark development and the Erickson Property
was included in the study. The proposed development is consistent with the Watermark
traffic study.
Noise Study
Per the applicant’s narrative, this project will comply with the same findings of the
Watermark Traffic Noise assessment that was conducted in March of 2016 to fulfill the
requirements of the I-35E AUAR. This includes meeting the standards for noise levels
found in the study for homes that are along CSAH 54 (20th Avenue). The project would
need to meet the commercial noise standards (NAC-2) during nighttime hours as
allowed by Minnesota Rule 7030.0050. This exemption will be met by following the
three following items for all homes built along CSAH 45 (20th Ave) to meet the NAC-2
standards, instead of the residential standards (NAC-1), for nighttime hours:
1. The building is constructed in such a way that the exterior to interior sound level
attenuation is at least 30 dB(A);
2. The building has year-round climate control; and
3. The building has no areas or accommodations that are intended for outdoor activities.
Additional City and Government Agency Review Comments
8
Public Safety Comments
Lino Lakes Police Department and Fire Department had no comments on the
preliminary plat.
Environmental Board
The Environmental Board reviewed the development proposal on May 28, 2025. Their
commentsare summarized in the attached Environmental Memo dated May 28, 2025.
Agreements
Stormwater Maintenance Agreement
Private stormwater facilities will be maintained through a Declaration for Maintenance of
Stormwater Facilities. The City of Lino Lakes shall be party to the Declaration. City
Engineer to provide template.
Development Agreement and Final Plat
The applicant shall submit a Land Use Application for final plat after preliminary plat
approval. A Development Agreement will then be prepared by the City as part of the final
plat application.
Comprehensive Plan
Erickson Property is consistent with the goals and policies of the comprehensive plan
regarding land use, housing, economic development, transportation, local water
management plan, sanitary sewer, water supply and parks, greenway and trails.
Land Use Plan
Per the 2040 Comprehensive Plan, the parcel is guided low density mixed residential
development and allows for 3.0 to 4.0 units per net acre. The proposed 14 single family
housing units and net density of 3.15 units per acre is consistent with the
Comprehensive Plan.
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.
9
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 14 housing unit residential subdivision is consistent with the growth
management strategy.
Housing Plan
A goal of the housing plan is to maintain existing housing stock to insure a high-quality
environment in all residential neighborhoods. It is a policy to encourage in-fill housing
where appropriate.
Erickson Property meets the goals of the housing plan by supporting in-fill housing.
Economic Development
The 14 lot single family residential development does not negatively impact the City’s
economic development plan.
Transportation Plan
A goal of the transportation plan is to ensure that streets are as safe as possible. Osakis
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Streetis a local road and CSAH 54 (20 Avenue) is an A-Minor Arterial Reliever. Both
streets have capacity to accommodate 14new single family homes.
Local Water Management Plan
The purpose of the water management program protect, preserve, and use natural
surface and groundwater storage and retention systems and prevent erosion of soil into
surface water systems.
A stormwater pond, erosion control and rock construction entrance are proposed on
site.
Sanitary Sewer Plan
The goal of the sanitary sewer plan is to maintain the city’s residents and businesses
with an affordable and safe sanitary sewer system. The development will connect to the
municipal sanitary sewer system.
Water Supply Plan
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A goal of the water supply plan is to provide residents and businesses with affordable
potable water that is safe and of high quality for daily consumption and fire demand.
The development will connect to the municipal water supply system.
Parks, Greenways and Trails
A goal and policy of the parks, greenways and trails plan is to continue to development
and fund recreational activities in the City. The City will require cash in lieu of land
dedication.
Findings of Fact
Rezoning
The lot willbe rezoned from R, Rural to R-2, Two-Family Residential.
Per City Code Section 1007.015 (4):
(e) The Planning and Zoning Board shall hold the public hearing and consider possible
adverse effects of the proposed amendment. Its judgement shall be based upon, but not
limited to, the following factors:
1. The proposed action is consistent with the official City Comprehensive Plan.
The rezoning is consistent with the 2040 Comprehensive Plan.
2. The proposed action is or will be compatible with present and future land uses
of the area.
The rezoning is compatible with present and future residential land uses of the area.
3. The proposed action conforms with all performance standards contained
herein.
Erickson Property conforms with all performance standards with minor revisions as
noted.
4. The proposed action can be accommodated with existing public services and
will not overburden the city’s service capacity.
Erickson Property can be accommodated with existing public services and will not
overburden the city’s service capacity
11
5.Traffic generation by the proposed action is within capabilities of streets serving
the property as described in § 1007.020(4)(d) of this chapter.
Traffic generated by the Erickson Property is within the capabilities of the streets serving
the property.
Preliminary Plat
Per Section 1001.013, Premature Subdivision:
(1)General.Any concept plan, preliminary plat or final plat deemed premature
pursuant to the following criteria shall be denied by the City Council.
(2) Conditions for establishing a premature subdivision. A subdivision may be deemed
premature should any of the following conditions not be met.
(a) Consistency with the Comprehensive Plan. Including any of the following:
1. Land use plan;
2. Transportation plan;
3. Utility (sewer and water) plans;
4. Local water management plan;
5. Capital improvement plan; and
6. Growth management policies, including MUSA allocation criteria.
Erickson Property is consistent with the 2040 Comprehensive Plan.
(b) Consistency with infill policies. A proposed urban subdivision shall meet the
city's infill policies:
1. The urban subdivision must be located within the Metropolitan Urban Service
Area (MUSA) or the staged growth area as established by the city's Comprehensive
Plan;
2. The cost of utilities and street extensions must be covered by one or more of
the following:
a. An immediate assessment to the proposed subdivision;
b. One hundred percent of the street and utility costs are privately financed by
the developer;
c. The cost of regional and/or oversized trunk utility lines can be financed with
available city trunk funds; and
d. The cost and timing of the expenditure of city funds are consistent with the
city's capital improvement plan.
3. The cost, operation and maintenance of the utility system are consistent with
the normal costs as projected by the water and sewer rate study; and
4. The developer payments will offset additional costs of utility installation or
future operation and maintenance.
12
Erickson Propertyis consistent with infill policies. The development is within the current
Utility Staging Area 1B=2025-2030. The cost, operation and maintenance of the utility
system is consistent with the normal costs projected by the water and sanitary system
plans. No future utility costs are proposed.
(c) Roads or highways to serve the subdivision. A proposed subdivision shall meet
the following requirements for level of service (LOS), as defined by the Highway
Capacity Manual:
1. If the existing level of service (LOS) outside of the proposed subdivision is A or
B, traffic generated by a proposed subdivision will not degrade the level of service
more than one grade;
2. If the existing LOS outside of the proposed subdivision is C, traffic generated by
a proposed subdivision will not degrade the level of service below C;
3. If the existing LOS outside of the proposed subdivision is D, traffic generated by
a proposed subdivision will not degrade the level of service below D;
4. The existing LOS must be D or better for all streets and intersections providing
access to the subdivision. If the existing level of service is E or F, the subdivision
developer must provide, as part of the proposed project, improvements needed to
ensure a level of service D or better;
5. Existing roads and intersections providing access to the subdivision must have
the structural capacity to accommodate projected traffic from the proposed
subdivision or the developer will pay to correct any structural deficiencies;
6. The traffic generated from a proposed subdivision shall not require city street
improvements that are inconsistent with the Lino Lakes capital improvement plan.
However, the city may, at its discretion, consider developer-financed
improvements to correct any street deficiencies;
7. The LOS requirements in divisions (2)(c)1. to 4. above do not apply to the I-
35W/Lake Drive or I-35E/Main St. interchanges. At city discretion, interchange
impacts must be evaluated in conjunction with Anoka County and the Minnesota
Department of Transportation, and a plan must be prepared to determine
improvements needed to resolve deficiencies. This plan must determine traffic
generated by the subdivision project, how this traffic contributes to the total
traffic, and the time frame of the improvements. The plan also must examine
financing options, including project contribution and cost sharing among other
jurisdictions and other properties that contribute to traffic at the interchange; and
8. The city does not relinquish any rights of local determination.
Erickson Property meets the requirements for level of service (LOS). Osakis Street and
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20 Avenue havecapacity to accommodate 14 new single family homes. The city does
not relinquish any rights of local determination.
(d) Water supply. A proposed subdivision shall be deemed to have an adequate
water supply when:
13
1. The city water system has adequate wells, storage or pipe capacity to serve the
subdivision;
2. The water utility extension is consistent with the Lino Lakes water plan and
offers the opportunity for water main looping to serve the urban subdivision;
3. The extension of water mains will provide adequate water pressure for
personal use and fire protection; and
4. The rural subdivision can demonstrate that each of the proposed lots can be
provided with a potable water supply.
Erickson Propertywill have an adequate water supply.
(e) Waste disposal systems. A proposed subdivision shall be served with adequate
waste disposal systems when:
1. The urban sewered subdivision is located inside the city's MUSA or is consistent
with the MUSA allocation criteria;
2. The city has sufficient MUSA and pipe capacity to serve the subdivision if
developed to its maximum density;
3. The subdivision will result in a sewer extension consistent with Lino Lakes
sewer plan and capital improvement plan;
4. A rural subdivision can demonstrate that each lot can be served by an
adequate sanitary sewer disposal system; and
5. A rural subdivision with a proposed communal sanitary sewer or water system
has an effective long range management and maintenance program with proper
financing.
Erickson Propertywill be served with an adequate waste disposal system.
RECOMMENDATION
Staff recommends approval of the Erickson Property preliminary plat with the following
conditions:
1. The developer shall deed Outlot A to a Homeowner’s Association (HOA).
2.The HOA documents shalldetail who is responsible for maintenance of retaining
walls on Lot 1, Block 1 and Lot 7, Block 2.
th
Avenue to allow for
3. The developer shall record an easement in favor of 7598 20
removal of the retaining walls if that lot were to develop.
4. The developer shall record a temporary easement for the cul de sac.
5. The developer shall submit to the City the MPCA SSTA Abandonment Reporting
Form as proof that the private septic system has been properly removed.
6. The developer shall submit to the City the MDH Well and Boring Sealing Record
as proof that the private well has been properly capped.
7. The housing units on the west side of Osakis Street shall meet the following
noise requirements:
14
a. The buildings are constructed in such a way that the exterior to interior
sound level attenuation is at least 30 dB(A).
b. The buildings have year-round climate control.
The following items shall be addressed in conjunction with the final plat submittal:
1. Comments from City Engineer Memo dated June 4, 2025.
2.Comments from Environmental Memo dated May 28, 2025.
3. Draft documents of the following shall be provided to the City for review prior to
recording:
a. Retaining wall easement
b. HOA documents
c. Temporary easement for cul de sac
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4. All applicable plan sheets shall show a trail graded in along CSAH 54 (20
Avenue).
5.Sheet C2.1, Preliminary Plat & Site Plan:
a. The total number of lots shall be provided in the Lot Data Table.
6. Sheet L1.1, Tree Preservation & Mitigation Plan:
a. The tree tag #’s as provided on Sheet C1.1 shall also be provided on this
sheet.
ATTACHMENTS
1.Site Location & Aerial Map
2.Applicant Narrative
3. Erickson Property Plan Set
4. City Engineer Memo dated June 4, 2025
5. Environmental Memo dated May 28, 2025
15
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TABLEOFCONTENTS
Introduction .................................................................................................................................................. 1
Zoning Map Amendment (Rezone) ............................................................................................................... 1
Preliminary Plat ............................................................................................................................................. 1
Summary ....................................................................................................................................................... 2
Contact Information ...................................................................................................................................... 2
Introduction
On behalf of Hampton Companies, Landform is pleased to submit this application for a Zoning Map Amendment and
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Preliminary Plat to allow the construction of 14 single-family homes at 7590 20 Avenue in Lino Lakes. The current
5.15-acre parcel contains an existing home and numerous outbuildings. The site is surrounded by the Watermark
PUD development by Lennar to the North, East and South. Our plan is to extend the existing street grid planned for
the Watermark development and provide another housing option. We are excited about the improvements proposed
for this site.
Zoning Map Amendment (Rezone)
In order to facilitate the development of this site, and to match the designation found in the 2040 Comprehensive
Plan for Lino Lakes, this parcel will need to be rezoned. The parcel is currently zoned as “R- Rural” and we are
requesting it be zoned to “R-2 – Two-family Residential”. The R-2 zone will allow us to develop this site in the density
range found in the comprehensive plan and the existing I-35E AUAR over the area. The rezone to R-2 also more
closely matches the PUD zoning and lot standards found in the surrounding Watermark development adjacent to our
site.
Preliminary Plat
We are also requesting approval of a preliminary plat for a 14-lot subdivision with 14 new single-family homes and 1
outlot for stormwater management purposes. This plat would be an extension of the Watermark development that
currently surrounds it, but with a different housing look and design. This plat would not be premature as it is easily
served by existing utilities and surrounded by similar density and development.
The site plan shows compliance with the R-2 zoning lot standards, and meets the other applicable landscaping,
subdivision design and screening requirements. Below are some findings and important information about the plat:
1. 14 new single family home lots that comply with the lot and bulk standards found in the proposed R-2 zone that
would be developed at a density of 3.15 units/acre. We are close to the minimum density due to stormwater
management requirements.
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i. Gross Area: 5.15 Acres – ROW to 20
Avenue: 0.7 Acres = Net Area: 4.45 Acres
ii. 14 units / Net Area: 4.45 Acres = 3.15 units/acre (3.146)
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2. New dedicated ROW in addition to the existing easement for CSAH 45 (20 Avenue) to allow future road
improvements and the extension of the existing trail on the west side. Additionally, this plat will remove a
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driveway onto the CSAH 45 (20 Avenue).
3. Stormwater improvements with plans for rainwater reuse irrigation.
4. Additional landscaping that takes advantage of the required number of trees from the Tree Preservation
ordinance, and screening requirements between the rear of homes and the stormwater facilities to reduce noise
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and light impacts from CSAH 45 (20 Avenue).
5. A Homeowners Association (HOA) is anticipated to be created for maintenance purposes of development wide
facilities.
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Uniformed traffic access to and from CSAH 54 (20Avenue) for the development is found in the extension of Osakis
Street into the existing Watermark development. The 10th Edition ITE Manual stated that for Single-Family Detached
Housing (210) use there is an average ADT of 9.43 trips per dwelling unit.
Erickson Property, Lino Lakes, MN May 12, 2025
HAC25003 1
The plat shows 14 single-family homes, meaning an ADT of 132.02 for the entire development. However, it is our
experience with homes of this size that the expected ADT overestimates total trips, and we would expect it to be
closer to 115 ADT for the entire development. There is no additional increase expected for this development as a
single-family home use tends to stay consistent on traffic demand and no additional density is planned or possible on
this site within the next ten years.
Additionally, this project will comply with the same findings of the Watermark Traffic Noise assessment that was
conducted in March of 2016 to fulfill the requirements of the I-35E AUAR. This includes meeting the standards for
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noise levels found in the study for homes that are along CSAH 54 (20
Avenue). The project would need to meet the
commercial noise standards (NAC-2) during nighttime hours as allowed by Minnesota Rule 7030.0050. This
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exemption will be met by following the three following items for all homes built along CSAH 45 (20Ave) to meet the
NAC-2 standards, instead of the residential standards (NAC-1), for nighttime hours:
1. The building is constructed in such a way that the exterior to interior sound level attenuation is at least 30
dB(A);
2. the building has year-round climate control; and
3. The building has no areas or accommodations that are intended for outdoor activities.
Finally, the home pads shown on the plan would meet the garage design standards found in the R-2 zone. We
understand that garage design and placement is a key issue for development in Lino Lakes and want to ensure early
that our lots are buildable given the design requirements. While the specific design will take place following the
completion of the plat process, site plan design choices took into account all standards required for minimum garage
size, shape, and location found in the R-2 zoning standards.
Summary
We respectfully request approval of the Zoning Map Amendment and Preliminary Plat to allow the construction of 14
thth
single-family homes at 7590 20Avenue in Lino Lakes. We asked to be placed on the June 11 Planning
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Commission and July 14 City Council Meeting as found on the 2025 Application Deadline & Meeting schedule. We
are excited to work with you on this project.
Contact Information
This document was prepared by:
Zeke Peters, AICP-C
Landform
105 Fifth Avenue South, Suite 513
Minneapolis, MN 55401
Any additional questions regarding this application can be directed to Eric Luth, P.E. at eluth@landform.net or
612.638.0261.
Erickson Property, Lino Lakes, MN May 12, 2025
HAC25003 2
Memorandum
To:Katie Larsen, Lino Lakes City Planner
From:Kris KellerPE, WSB
Diane HankeePE, Lino LakesCity Engineer
Date:June 4, 2025
Re:Erickson Property
Preliminary PlatReview
030542-000
WSB’sreviewofthe Preliminary Platfor the Erickson Propertydevelopmentin Lino Lakes, MN,
prepared by Landformand receivedMay 12, 2025. Our comments were made on the following
documents:
Erickson PropertyPreliminary Plan and Platprepared by Landform, dated May 12, 2025.
Erickson PropertyStormwater Management Planprepared by Landform, dated May 12,
2025.
The following review comments should be responded to in writing by the applicant. There are
additional redline comments on the plan set that should be responded to as well. Not all redline
comments are in the review memo.
Engineering
•General
The Erickson Property development is approximately 5 acres which extends a stubbed
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street (Osakis Street) from the Watermark (5) Development on the east side ofCSAH 54
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(20Avenue). Thecurrent project proposes 14 single familylots and associated
infrastructure.
•Grading
The Erickson PropertyDevelopmentincludessite grading forthe 14 homesas well as the
extension of Osakis Streetanddriveways.
Comments:
1.Provide EOF elevations, locations and routes for all low points in the paved and
greenspaces.
2.Show all high and break points
3.Label all inlet elevations
4.Replace the eastern existing FES with CBMH and utilize the existing rear swales
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from Watermark 5th/6(see redline comments)eliminating the proposed swale on
the Erickson Property lots.
a.Consider removing FES and pipe and converting STMH to CBMH
Ms. Katie Larsen
06/04/2025
Page 2
b. Minimum freeboard requirement between EOF and proposed/existing Lowest
Opening Elevations (LOE) is 1'
c. Utilize current grading as-builts/plans for Watermark
5. Drainage from one lot to another requires drainage and utility easement
6. Propose future 'ghost' grading including roadway for remaining area between
Erickson Property and Watermark 6th to justify temporary retaining walls and how
they will be removed in the future
a. Further discussion regarding retaining wall location, ownership, and future
maintenance will be required
b. Retaining walls exceeding 4’ in height shall require a plan prepared by a
Minnesota licensed structural engineer submitted for review and approval by
the Building Official prior to permit issuance
i. Provide fences for safety as required.
7. Driveways/Garages will need to be on the southern sides of the two most northern
lots with the temporary cul de sac.
• Stormwater Management
Stormwater management for the Erickson Property site consists of a sedimentation basin to
provide treatment. Existing and proposed discharge rates are summarized below.
Pre- and Post- Development Discharge Rates (cfs)
Condition 2-Year 10-Year 100-Year 10-Day Snowmelt
Only needed if
Existing 7.36 15.00 32.57
basins landlocked
Currently Only needed if
3.08 6.02 12.35
Proposed basins landlocked
Comments:
1. This development falls within the Northeast Drainage Area Comprehensive
Stormwater Management Plan (CSMP) area and as such is beholden to additional
rate control and volume reduction requirements.
2. The pond south of this development was constructed with the Watermark
development and designed to include runoff from the Erickson Property. If rates are
reduced or maintained from existing conditions, volume control provided in the form
of stormwater reuse, and water quality treatment provided by the proposed pond, it is
recommended to overflow the onsite pond south to the existing Pond 500 (NWL 899,
HWL 904.3). This allows the proposed development to meet CSMP rate control
requirements by utilizing the existing Watermark system that already meets
requirements.
3. Why does PB-3 have water surface land cover modeled in HydroCAD?
4. The pond EOF must include riprap stabilization.
5. The modeled pond EOF of 906.5 does not reflect the EOF of 905.57 in the plans.
6. A detail must be provided for the pond outlet control structure.
7. The 10’ aquatic bench should continue around the entire pond. If that is not feasible,
the bench should at least be on the eastern side of the basin to provide a safety
bench for residents.
8. Provide calculations demonstrating spread at the catchbasin low points is 10’ or less
for the 3-year storm event.
Erickson Property Development - Engineering Review
Ms. Katie Larsen
06/04/2025
Page 3
9.Rational method pipe capacity calculations must be provided showing storm sewer is
sized to convey the 10-year storm event. The minimum pipe diameter is 15”.
10.The storm sewer draining to the pond must be raised to outlet at the pond NWL of
904.
11.The pipe between the catchbasins is 18” diameter, but the pipe to the pond is 15”
diameter. Resize one or the other to avoid flow constriction.
a.This pipe sizing also does not match the pipes modeled in HydroCAD.
12.Confirm constructability of MH-119 as a 2x3 structure based on proposed pipe sizes
and alignments.
13.Mesic prairie seeding should continue down to the BMP NWL instead of southern
boulevard.
•Water Supply
The proposed Erickson Property water system extension is consistent with the original
Watermark preliminary plat. This development will be served by 8- inch diameter ductile iron
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pipe (DIP) water main which was stubbed with the Watermark 5 Addition and with 1-inch
Type K copper services being extended to each lot. A future 8” stub will be provided on the
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north end to connect to the 8” water stub provided on Osakis Street with the Watermark 6
Addition in the future.
Comments:
1.Provide utility profiles
2.Call out all utility crossings
a.Maintain minimum 18" separation
b.Insulate when separation between water (services/main) and storm sewer is
less than 36"
3.Show existing watermain along Norway Ln
4.Test the existing gate valve in Norway Ln
a.If holding, utilize the existing gate valve in Norway Ln for testing
i.Do not connect to existing with a gate valve
b.Otherwise, remove watermain back to and including existing gate valve
i.Connect to existing with new 8” gate valve at that location
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5.Utilize current utility as-builts/plans for Watermark 5and 6Additions
•Sanitary Sewer
The proposed Erickson Property sanitary sewer is generally consistent with the original
Watermark preliminary plat. Originally this street was to be served from the north with an
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Addition but, due to the northern
8” stub from Rainy Lane as part of the Watermark 6
most property in the stretch not participating, the segment will now need to be served from
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the existing sanitary sewer in Norway Lane which was installed as part of Watermark 5
Addition. This development will be served by 8- inch diameter poly-vinyl chloride (PVC)
pipe along with 4-inch diameter Schedule 40 PVC service pipe to each lot.
Comments:
1.Provide utility profiles
2.Create a detail for connection to existing sanitary sewer main with sanitary manhole
a.Describe process for maintaining existing sanitary sewer, watermain, and
storm sewer service as well as vehicle access during construction
Erickson Property Development - Engineering Review
Ms. Katie Larsen
06/04/2025
Page 4
b.Review impact of proposed sanitary sewer main on existing storm sewer and
watermain
i.Provide how existing utilities will be protected during installation or
salvaged and reinstalled or removed and replaced
ii.Possible redesign/realignment of storm sewer
3.The sanitary sewer segment between MH-117 and MH-116 should be 8” PVC SDR
26
a.All other sanitary sewer main should be 8” PVC SDR 35
b.The minimum required slope is 0.40%
4.Update all details C7.X/X shown on the plans
5.Install 8" future sanitary sewer plug to the north of MH-113
•Transportation
The proposed roadway is consistent with the original Watermark preliminary plat. The
work in this development includes extending Osakis Street, proposed to be 32’ wide from
back-of-curb to back-of-curb, and installing a temporary cul de sac on the north end. The
termination of the curb will need to be further discussed with Public Works/Engineering.
Trails and sidewalks
A sidewalk is proposed along the west side of the road consistent with the original
Watermark preliminary plat. The termination point of the sidewalk will need to be further
discussed with Public Works/Engineering.
Comments:
1.Show the restoration limits as a result of the proposed sanitary sewer connection
(full-width)
2.Include type 3 barricades and future thru street sign at the north end of the temporary
cul de sac
a.Provide protection for the temporary hydrant
3.Further discussions of extending the existing bituminous trail or grading for a future
th
Avenue) are needed
trail along the east side of CSAH 54 (20
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and 6 Additions
4.Utilize current street as-builts/plans for Watermark 5
•Wetlands and Mitigation Plan
Site disturbances are in an upland location and wetland impacts are not proposed.
•Landscaping
A Landscape Plan for Erickson Property development has been submitted and will be
reviewed by staff and the City’s Environmental Coordinator. The Environmental Coordinator
will provide separate comments.
•Floodplain
No floodplain impacts are proposed on site.
Erickson Property Development - Engineering Review
Ms. Katie Larsen
06/04/2025
Page 5
•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
Comments:
1.Provide additional easement for the temporary cul de sac
2.Provide additional easement for drainage from one property to another
Development Agreement
A development agreement will be required with the final plat.
Grading Agreement
Grading agreement not required at this time.
•Stormwater Maintenance Agreement
Private stormwater facilities will be maintained through a Declaration for Maintenance of
Stormwater Facilities. The City of Lino Lakes shall be party to the Declaration. City
Engineer to provide template.
•Permits Required
Required 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.US Army Corps of Engineers Section 404 Permit
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.
Erickson Property Development - Engineering Review
Environmental Memo
To: K
atie Larsen, City Planner
From: Tom Hoffman, Environmental Coordinator
Date: May 28, 2025
Re: Environmental Comments – Erickson Properties Preliminary Plat
Environmental Board had recommended the following at their May 28, 2025 meeting:
1.Stormwater management to be reviewed by City Engineer
a.Use of stormwater for irrigation purposes for the site should be evaluated
and if feasible required as part of site development. Larger stormwater
ponds constructed for fill should be evaluated for water reuse.
b.Infiltration is required to be shown where feasible based on soil borings.
If infiltration is not feasible follow the Minimum impact design standards
(MIDS)) as designed by the MPCA
2.EOF should be shown as stabilized rock to prevent erosion of the stormwater pond.
ow maintenance turf should be evaluated throughout development. Ground covers
3.L
should be drought resistant to reduce the need for irrigation use.
4.Provide a tree inventory for the site showing only significant deciduous trees of 6” in
dbh or larger. Coniferous trees are measured by height, coniferous trees over 12’ would
be considered significant.
a.Coniferous trees should be measured by height not DBH.
b.Remove off-site trees from the final tree inventory
c.Mitigation table provided for trees outside of basic use.
5.On section 4.1, bold or change the color of the tree tags to be visible.
6.Current plans show Twelve (12) trees being removed for storm water ponding.
Stormwater ponding is not included under the basic use area and therefore mitigation
will be required of those removals.
7. Sheet L7.1 shows coniferous tree planting detail. No coniferous trees are being shown
on the planting tables. Remove this detail if not in use.
8. On Block one lot one and block two lot seven, the trees are planted outside of the
boulevard. The city is okay but noted there will not be future planting there.
9. Trees that are to be preserved should show tree protection (snow fence or silt fence)
around the trees during construction.
10. Provide plantings in the rear of block two for screening from adjacent existing homes.
11. Provide calculations for open space requirements. 1 large tree and 2 large shrubs are
required for every 2,500sf of open space.
12. Shrubs located in the rear lots of block 1 should be planted within the property
boundaries for screening. Open space requirements will require the planting of shrubs
within the outlot as well.
13. Seed mixes should be updated to MNDOT seed mix design numbers for final plans.
Please provide more site-specific mixes for each location
14. Add inlet protection to catch basins on corner of Osakis and Norway lane
15. Add inlet protection to storm manholes adjacent to project site.
16. Provide redundant perimeter control along east boundary of project site adjacent to
existing storm sewer.
17. The project will disturb more than an acre of soil and will be required to obtain an
NPDES permit. Proof of permit should be required before construction.
a. A SWPPP shall be required in additional submittals as required by the
MPCA meeting sections 5.2-5.26
b. Final erosion and sediment control will be reviewed with future
submittals
18. The project site falls within the I-35E AUAR study area. The proposed development will
be required to meet all requirements of the AUAR including mitigation measures.
19. Tree removal should be completed in the fall or winter to minimize impacts to migrating
or nesting bat populations
Page 2
20. Provide a Blandings turtle mitigation plan, surmountable curb is provided to allow
turtles access off of the roads.
Page 3
PLANNING & ZONING BOARD
AGENDA ITEM 6B
STAFF ORIGINATOR:Kate Achenbach,Assistant City Engineer, WSB
MEETING DATE:June 11, 2025
REQUEST:PUBLIC HEARING
Phelps Road Stockpile
Interim Use Permit
CASE NUMBER: IUP 2025-0002
APPLICANT: Mark Smith
2120 Otter Lake Drive
White Bear Lake, MN 55110
REVIEW SCHEDULE:
Complete Application Date: May 9, 2025
60-Day Deadline: July 8, 2025
Environmental Board Meeting:N/A
Park Board Meeting:N/A
Planning & Zoning Board Meeting: June 11, 2025
City Council Work Session: June 23, 2025
City Council Meeting:June 23, 2025
BACKGROUND
Mark Smith resubmitted a Land Use Application for aninterim use permit for earth
moving and stockpiling on a property located on Phelps Road (PID #24-31-22-42-0004).
The City’s Planning and Zoning Board and City Council approved this project back in
2022/2023. The applicant did not move forward with the project at that time and is now
seeking approval again. There are no proposed changes to the project.
The applicant is requesting approval of an interim use permit to place approximately
71,000 cubic yards (CY) of suitable fill material on the site for use during future industrial
development. The stockpiles are proposed to be up to 15 feet higher than the existing
grade of the site. Three separate stockpiles are proposed.
1
The following staff report is based on the plan set prepared by Stantec dated December
15, 2022, and received by the City on December 15, 2022.
ANALYSIS
Section 1007.051 of the Zoning Ordinance effective January 5, 2023, establishes
requirements for earth moving and land reclamation. Earth removal, land reclamation,
material storage, or filling are permitted uses 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 existing parcel is approximately 14.39 acres and is located on the west end of Phelps
Road at the intersection with the Otter Lake Service Road. The site is adjacent to I-35E.
The northwest stockpile is proposed to have 4:1 side slopes, have a height of 15-ft, have
a footprint of approximately 1.96 acres, and be approximately 30,000 CY in volume. The
northeast stockpile is proposed to have 4:1 side slopes, have a height of 14-ft, have a
footprint of approximately 1.11 acres, and be approximately 14,000 CY in volume. The
southern stockpile is proposed to have 4:1 side slopes, have a height of 14-ft, have a
footprint of approximately 1.74 acres, and be approximately 27,000 CY in volume.
Access
The site is located at the intersection of Phelps Road and the Otter Lake Service Road.
The applicant is currently proposing access to the site via a rock construction entrance.
Wetlands
Wetlands are reviewed and permitted through RCWD. The applicant has an existing
RCWD permit for the project. A wetland analysis was completed by Kjolhaug
Environmental Services Company, Inc and is still valid.
Drainage Ditches
Judicial Ditch No. 3 (Clearwater Creek) is located along the south portion of the site. The
applicant is not proposing any significant changes to the existing drainage patterns to
the drainage ditches.
Clearwater Creek is within the Natural Resource Conservation Area on the south side of
the site. The applicant is not proposing any work in the Natural Resource Conservation
Area.
Floodplain
2
FEMA records indicate Zone A floodplain on the site. The applicant is not proposing any
impacts to the floodplain on the site.
Grading and Drainage
Grading and erosion control plans were submitted and have been reviewed by the City
Engineer and Environmental Coordinator. Please see attached comments.
Comprehensive Plan and Zoning
The parcel is guided for industrial development and is currently zoned LI, Light
Industrial. Section 1007.051, Earth Moving and Land Reclamation states earth removal
shall be permitted in all zoning districts and establishes conditions that must be met.
Tree Preservation Plan
A tree preservation plan is not required. There are no significant trees within the project
area.
Surrounding Parcels
Direction Zoning Existing Land Use Future Land Use
North GB Vacant Commercial Commercial
South LI Commercial Industrial
EastGI Industrial Industrial
Otter Lake Service Otter Lake Service Otter Lake Service
West
Road & I-35ERoad & I-35E Road & I-35E
Interim Use Permit
Per City Code Section 1007.017(2) Interim Use Permits:
(b) General Standards. An interim use shall comply with the following:
1. Meets the standards of a conditional use permit set forth in City Code
Section 1007.016.
The proposed earth moving and stockpiling operation meets the conditional use permit
standards as noted below.
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2. Conforms to the applicable performance standards of this ordinance.
The proposed earth moving and stockpiling operation conform to the applicable
performance standards of this ordinance as detailed in this staff report.
3. The use is allowed as an interim use in the respective zoning district.
The property is zoned LI, Light Industrial. Earth moving and land reclamation is an
allowed interim use in this zoning district.
4. The date or event that will terminate the use can be identified with
certainty.
The proposed earth moving and stockpiling operations, including turf establishment,
shall be completed within 5 years of approval of the Interim Use Permit by City Council.
5. The use will not impose additional costs on the public if it is necessary
for the public to take the property in the future.
The proposed earth moving and stockpiling operation will not impose additional costs on
the public.
6. The user agrees to any conditions that the City Council deem
appropriate for the permission of the use.
The user agrees to the conditions detailed in the Council resolution.
Per City Code Section 1007.016(3) Conditional Use Permits:
(e) The Planning and Zoning Board shall hold the public hearing and consider
possible adverse effects of the proposed conditional use. Its judgement shall be based
upon, but not limited to, the following factors:
1. The proposed development application has been found to be
consistent with the design standards listed in City Code Section
1007.020(4).
The proposed earth moving and stockpiling operation is consistent with the design
standards as noted below.
2. Will not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons,
property, or the general welfare because of excessive production of
traffic, noise, smoke, fumes, glare, or odors.
4
The proposed earth moving and stockpiling operation will not involve uses, activities,
processes, materials, equipment and conditions of operation that will be detrimental to
any persons, property, or the general welfare because of excessive production of traffic
noise, smoke, fumes, glare, or odors.
3. Will not result in the destruction, loss, or damage of a natural, scenic
or historic feature of major importance.
The proposed earth moving and stockpiling operation will not result in the destruction,
loss, or damage of a natural, scenic or historic feature of major importance. The site
does contain a portion of the Natural Resource Conservation Area on the south side of
the site. However, the applicant is not proposing any work in or near the Natural
Resource Conservation Area.
Per City Code Section 1007.020(4) Site and Building Plan Review:
(a) The proposed development application must be consistent with the
policies and recommendations of the Lino Lakes Comprehensive Plan.
The proposed earth moving and stockpiling is consistent with the Comprehensive Plan.
The grading plan and earth moving operation have been reviewed by City Staff and was
permitted by the Rice Creek Watershed District (RCWD). The excavation and filling will
not have a negative impact on land use, transportation, utilities or the environment.
(b) The proposed development application is compatible with present
and future land uses of the area.
The proposed earth moving and stockpiling is compatible with present and future land
uses of the area. Present land use is vacant industrial and future land use is industrial.
Earth moving is allowed in all zoning districts with conditions.
(c) The proposed development application conforms to performance
standards herein and other applicable City Codes.
The proposed earth moving and stockpiling conforms to the performance standards of
the City Code with conditions as established. The plans have been reviewed by City staff
and permitted by the Rice Creek Watershed District (RCWD).
(d) Traffic generated by a proposed development application is within
the capabilities of the City when:
1. If the existing level of service (LOS) outside of the proposed
development is A or B, traffic generated by a proposed
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development will not degrade the level of service more than one
grade.
2. If the existing LOS outside of the proposed development is C,
traffic generated by a proposed development will not degrade the
level of service below C.
3. If the existing LOS outside of the proposed development is D,
traffic generated by a proposed development will not degrade the
level of service below D.
4.The existing LOS must be D or better for all streets and
intersections providing access to the proposed development. If
the existing level of service is E or F, the developer must provide,
as part of the proposed project, improvements needed to ensure
a level of service D or better.
5.Existing roads and intersections providing access to the proposed
development must have the structural capacity to accommodate
projected traffic from the proposed development or the
developer will pay to correct any structural deficiencies.
6. The traffic generated from a proposed development shall not
require City street improvements that are inconsistent with the
Lino Lakes Capital Improvement Plan. However, the City may, at
its discretion, consider developer-financed improvements to
correct any street deficiencies.
7. The LOS requirements in paragraphs 1. to 4. Above do not apply
to the I-35W/Lake Drive or I-35E/Main Street interchanges. At City
discretion, interchange impacts must be evaluated in conjunction
with Anoka County and the Minnesota Dept. of Transportation,
and a plan must be prepared to determine improvements needed
to resolve deficiencies. This plan must determine traffic generated
by the proposed development project, how this traffic contributes
to the total traffic, and the time frame of the improvements.The
plan also must examine financing options, including project
contribution and cost sharing among other jurisdictions and other
properties that contribute to traffic at the interchange.
A traffic study was not completed due to the fact that the work only includes earth
moving and stockpiling for future site needs. Traffic generated by the earth moving and
stockpiling operations will not permanently change the traffic on Phelps Road or the
6
Otter Lake Service Road nor will it permanently impact the intersections with Otter Lake
Road at this time. A traffic study will be required when the site is developed.
Phelps Road is a city street and was constructed to city standards from Otter Lake Road
to the eastern property line of the site. Phelps Road is a 9-ton design, but during spring
road restrictions, a 5-ton limit applies. The design of the Otter Lake Service Road is
unknown and should be restricted to 5-ton weight due to current conditions of the road.
Truck traffic will be limited to these weight restrictions. The hauling, dumping and
grading of excavated materials shall occur within the project boundaries as shown on
the plans.
It is anticipated that the Otter Lake Service Road will need to be upgraded with future
development.
(e) The proposed development shall be served with adequate and safe
water supply.
The proposed earth moving and stockpiling does not require a water service as
proposed. Municipal water main is located along Phelps Road and can be extended to
the property should the applicant wish to connect in the future.
(f) The proposed development shall be served with an adequate or safe
sanitary sewer system.
The proposed earth moving and stockpiling does not require service by sanitary sewer.
Municipal sanitary sewer is located along Phelps Road and can be extended to the
property should the applicant wish to connect in the future.
(g) The proposed development shall not result in the premature
expenditures of City funds on capital improvements necessary to
accommodate the proposed development.
The proposed earth moving and stockpiling operation will not expend City funds.
(h) Fire prevention and fighting equipment acceptable to the Board of
Fire Underwriters and City Council shall be readily available when any
activity involving the handling or storage of flammable or explosive
materials is carried on.
The proposed earth moving and stockpiling operation does not involve any activity
handling or storing flammable or explosive materials.
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In addition to the criteria established under Section 1007.017, Interim Use Permits,
Section 1007.051(4), Earth Moving and Land Reclamation establishes the following
conditions that shall be met:
(a) Properly fence any pit or excavation, and barricade entrances to
prevent the general public from depositing garbage or refuse.
The proposed plans indicate earth moving for stockpiling, not a pit. The proposed plans
do not currently show any fencing around the earth moving areas or any barricades at
the entrance, other than silt fence.
(b) Slope the banks, and otherwise guard and keep any pit or excavation
in such condition as not to be dangerous because of sliding or caving
banks.
The fill stockpiles are proposed with 4:1 side slopes on all sides, reducing the risk of
sliding or caving banks. Areas not being worked shall be established with turf within
seven (7) days of placement to avoid sliding.
(c) Properly drain, fill, or level off any pit or excavation so as to make the
same safe and healthful as the City may determine.
The proposed earth moving and stockpiling site is designed to drain in a similar manner
as the existing conditions. The majority of the site will drain towards the existing
wetlands and Clearwater Creek. Erosion control is proposed and will be needed to ensure
that sediment is prevented from entering the wetlands and Clearwater Creek.
(d) Limit the depth of such excavation to an elevation no lower than the
minimum floor elevation for building construction as established by
the City Engineer, so as not to diminish development potential of the
parcel.
Not applicable to this project.
(e) Limit any fill material to clean fill, defined as rock, sand, gravel, clay,
or other like and similar non-decomposable material. Concrete,
asphalt, metal, wood, and other debris shall be prohibited.
The project is only proposing moving and stockpiling “suitable fill material”. The site will
be limited to this type of material. The City will reserve the right to test the material.
(f) Require that all decomposable material, or other unsuitable
foundation material, be removed from an area before deposition of
fill begins.
8
Not applicable to this project.
(g)Prepare a site plan showing existing and proposed grade elevations
and effect of storm water drainage on adjacent areas.
A site plan showing the existing and proposed grade elevations for the proposed earth
moving stockpiling was provided.
(h) Specify a time when the excavation or land reclamation project shall
be completed.
The proposed earth moving and stockpiling operations, including turf establishment,
shall be completed within 5 years of approval of the Interim Use Permit.
(i)Place a minimum of four (4) inches of topsoil over the completed
project and establish ground cover in a time period consistent with
the City’s stormwater management and pollution prevention plan.
The disturbed areas shall be seeded or hydromulched within seven (7) days of initial
placement.
(j) Reimburse the City for the cost of periodic inspections by the City for
the purpose of determining that the terms under which the permit
has been issued are being complied with.
The City will maintain a $5,000 escrow provided by the owner that shall be reestablished
th
. This escrow will be for inspection, erosion control, and other
annually by January 15
City costs associated with the earth moving and filling.
If the above escrow amount is insufficient, the owner shall make such additional deposits
as required by the City. The City shall have a right to reimburse itself from the Escrow
with suitable documentation supporting the charges.
(k)Implement the tree preservation plan.
Not applicable to this site.
(l)Post a form of security and sum as the permitted authority may
require, running to the City, conditioned to pay the City the cost and
expense of repairing or cleaning any highways, streets, or other public
ways within the City made necessary by the specialburden resulting
fromtransporting thereon by the applicant material to or from the
site, the amount of such cost to be determined by the Council; and
9
conditioned further to comply with all the requirements of this
Ordinance and the particular permit, and to save the City free and
harmless from all suits or claims for damages resulting from the
negligent excavation, removal, storage, or filling of rock, sand, dirt,
gravel, clay, or other like material within the City.
The City will collect a form of security at the time of approval of the Site Performance
Agreement.
(m) Other conditions deemed appropriate to the application by the City
Engineer.
This interim use permit, if approved by City Council, shall only be valid for 5 years and the
owner will have to apply for renewal. All grading, stockpiling, and final turf
establishment must be completed within the 5 years. Renewal must be approved by the
City Council.
Environmental Review
The Environmental Coordinator has reviewed the proposal and recommendations are
attached.
Site Performance Agreement
Site Performance Agreement shall be required. A grading permit and securities shall be
deposited by the applicant.
RECOMMENDATION
Staff recommends approval of the interim use permit for earth moving and filling
subject to the following conditions:
1.Fill stockpiles shall be limited to the areas identified in the plans prepared by
Stantec. Dated December 15, 2022, and received by the City on December 15,
2022, and any revisions to the plans approved by the City.
2.Comments from the City Engineer letter dated January 4, 2023, shall be
addressed.
3.Comments from the City Environmental Coordinator letter dated January 4,
2023, shall be addressed.
4. The vehicles accessing or exiting the site shall not track sediment on Phelps Road
or Otter Lake Service Road. Any street tracking that does occur from vehicles
entering or leaving the site must be swept within one calendar day of discovery.
The sediment removal facilities on site, such as the gravel entrance, must be
maintained to prevent tracking.
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5.Fill stockpiles shall be at least 50-ft from the road easement and property lines.
6.The total fill stockpiles shall not exceed 210,000 square feet in area.
7.The northwestern stockpile shall have a maximum top elevation of 925, the
northeastern stockpile shall have a maximum top elevation of 924, and the
southern fill stockpile shall have a maximum top elevation of 922.
8.Maximum side slope of fill stockpiles to be 4:1/
9.Equipment on site shall be limited to what is necessary for earth moving and
filling operations, including loading and hauling equipment, and equipment
needed for grading. Non-functioning equipment is not allowed to be stored on
site.
10. Vehicles entering and leaving the site shall adhere to the road weight restrictions
for each roadway.
11. No fill may be placed in the delineated wetlands, the Natural Resource
Conservation Area, or the FEMA floodplain on the site.
12. Owner will follow the applicable standards and requirements of the City of Lino
Lakes, Rice Creek Watershed District, Army Corp of Engineers, Minnesota
Pollution Control Agency, Minnesota Department of Natural Resources and any
other agency having jurisdiction over the property and shall secure and file with
the City, copies of any permits required by outside agencies. Owner will file with
the City within ten (10) days of receipt, copies of any permits and/or notice of
enforcement actions by these agencies.
13. Owner will permit a City Inspector to view the premises during normal business
hours.
14. The Interim Use Permit shall only be valid for 5 years once approved by City
Council. All grading, stockpiling, and final turf establishment must be completed
within the 5 years. The permit may be extended by the City Council following a
written request bythe applicant submitted at least three months prior to
expiration, and review at a public hearing.
15. A Site Performance Agreement shall be executed and recorded.
ATTACHMENTS
1.Site Location & Aerial Map
2.City Engineer Letter dated January 4, 2023
3. City Environmental Coordinator Letter dated January 4, 2023
4.IUP Application Grading Plan dated December 15, 2022
11
Memorandum
To:Katie Larsen, Lino Lakes City Planner
From:Kelsey Gelhar PE, WSB
Diane Hankee PE, Lino Lakes City Engineer
Date:January 4, 2023
Re:Phelps Road StockpileIUP
Plan Review
WSB Project Number –021977-000
WSB has reviewedthe finalplansfor the Phelps Road Stockpile projectin Lino Lakes, MN,
preparedby Stantec,received on December 15, 2022. These comments are based on the
following documents:
Stockpile Construction Planprepared byStantec,dated December 15, 2022,received
December 15, 2022.
ALTA/NPS Land Title Survey prepared byLandform, dated December 17, 2021, received
December 15, 2022.
Regulated Wetlands and Tributaries exhibit prepared by Kjolhaug Environmental
Services Company, received December 15, 2022.
Applicant to respond to these comments in writingon this word document. Any changes to the
plans that are not associated with these comments shall be identified by either a summary in the
response or in the plans with a revision cloud or note.
Engineering
•General
The Phelps Road Stockpileprojectproposesto stockpile soilon the parcellocatedat the
west end of Phelps Road. The applicant stated that the intent is to bring in sufficient fill to
prepare for future industrial development on the site.The sitewill be accessed from Phelps
Roadand is adjacent to I-35E. The parcel being utilized for thethree proposedstockpiles is
approximately 14.39acres.
The proposed stockpileswill be approximately 4.81acres intotalarea, will not exceed a
height of 15feet, and be a total of approximately 71,000cubic yards of fill soilbased on the
plans.
Comments:
1.A geotechnical report and a traffic study will be required for any future
development of buildings, utilities, etc.
•Grading, Erosion Control& Stormwater Management
Ms. Katie Larsen
01/04/2023
Page 2
The Phelps Road Stockpile project will require site grading for the proposed fill soil
stockpiles. The northwest stockpile is proposed to have 4:1 side slopes, have a height of
15-ft, have a footprint of approximately 1.96 acres, and be approximately 30,000 CY in
volume. The northeast stockpile is proposed to have 4:1 side slopes, have a height of 14-
ft, a footprint of approximately 1.11 acres, and be approximately 14,000 CY in volume.
The southern stockpile is proposed to have 4:1 side slopes, have a height of 14-ft, a
footprint of approximately 1.74 acres, and be approximately 27,000 CY in volume. The
proposed project is within the Rice Creek Watershed District (RCWD). The applicant is
proposing to use silt fence to surround the stock pile areas and to protect wetlands and
floodplain on the site. No significant changes to existing drainage patterns are proposed.
Comments:
1. Applicant to update plans to address any comments provided by the City’s
Environmental Coordinator regarding erosion control.
2. Applicant to verify if existing topsoil onsite is being removed prior to stockpiling.
3. No work is allowed until a Rice Creek Watershed District permit has been
obtained.
• Water Supply
There is currently an existing 8-inch diameter ductile iron pipe (DIP) water main along
Phelps Road that terminates at the east edge of the site. The applicant is not proposing
any connections to the municipal water system with this plan.
Staff does not have any comments at this time.
• Sanitary Sewer
There is currently an existing polyvinyl chloride (PVC) sewer main along Phelps Road that
terminates at the east edge of the site. The applicant is not proposing any connections to
the municipal sanitary sewer system with this plan.
Comments:
1. Applicant to provide sanitation facilities on site for employees while stockpile
operations are underway.
• Transportation
The site is located at the intersection Phelps Road and the Otter Lake Service Road. Phelps
Road and the Otter Lake Service Road are local streets. Phelps Road is within a Public
Street and Utility Easement that is 60-ft in width. The Otter Lake Service Road is within the
MN DOT right-of-way in a road easement.
Phelps Road was constructed to city standards from Otter Lake Road to the eastern
property line of the site. Phelps Road is a 9-ton design, but during spring road restrictions, a
5-ton limit applies. The design of the Otter Lake Service Road is unknown and should be
restricted to 5-ton weight due to current conditions of the road.
Comments:
Phelps Road Stockpile IUP Engineering Review
Ms. Katie Larsen
01/04/2023
Page 3
1. Applicant to submit a hauling plan with truck weights and associated volume of
material and the number of trips for the pile construction. This plan should meet
the road restrictions.
• Wetlands and Mitigation Plan
There are two existing wetlands on the site according to the Regulated Wetlands
and Tributaries exhibit prepared by Kjolhaug Environmental Services Company.
The applicant is not proposing any wetland impacts with this project.
Clearwater Creek is within the Natural Resource Conservation Area on the south
side of the site. The applicant is not proposing any work in the Natural Resource
Conservation Area.
Staff does not have any comments at this time.
• Landscaping
The applicant did not propose any landscaping at this time. If submitted, landscaping will be
reviewed in depth by the City’s Environmental Coordinator.
• Floodplain
There is a FEMA Zone A floodplain on the southern portion of the site near Clearwater
Creek. The applicant is not proposing any impacts to the floodplain on the site.
Staff does not have any comments at this time.
• Drainage and Utility Easements
The proposed work is located within the western most parcel on Phelps Road (PID 24-31-
22-42-0004). Phelps Road is within a Public Street and Utility Easement that is 60-ft in
width. The Otter Lake Service Road is within a road easement in the Minnesota Department
of Transportation right-of-way. There are drainage and utility easements and access
easements along the northern property line.
The applicant is not proposing any changes to the plat at this time.
Site Performance Agreement
A Site Performance Agreement will be required.
Grading Agreement
A Grading Agreement is not applicable at this time.
• Stormwater Maintenance Agreement
A Stormwater Maintenance Declaration is not applicable at this time.
• Permits Required
Phelps Road Stockpile IUP Engineering Review
Ms. Katie Larsen
01/04/2023
Page 4
1. NPDES General Construction Permit
2. City of Lino Lakes Zoning Permit for Grading
3. Rice Creek Watershed District
If you or the applicant has any questions regarding these comments, please contact Kelsey
Gelhar at (612) 709-4897 or kgelhar@wsbeng.com. You may also contact Diane Hankee at
(651) 982-2430 or dhankee@linolakes.us.
Phelps Road Stockpile IUP Engineering Review
Environmental Memo
To:Kelsey Gelhar
From: Andy Nelson
Date:1/03/23
th
Re: Environmental Comments/January 4, 2023/Phelps Road Stockpile
1. A seed mix for final stabilization must be specified and shown on sheet C-201,
Grading and Post-Construction Stabilization Plan.
2. The construction entrance proposed for Phelps road must be replaced with a
construction entrance for each site, one north and one south of Phelps Road.
Page 1