HomeMy WebLinkAbout08/13/2025 PZ Combined Packet
PLANNING & ZONING BOARD AGENDA
Wednesday, August 13, 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: July 9, 2025
6.Action Items
A. PUBLIC HEARING for Lino Lakes Main Street Master Plan
B. CONTINUED PUBLIC HEARING for Peltier Ponds Comprehensive Plan
Amendment, Rezoning, PUD Preliminary Plan and Preliminary Plat
C. Natures Refuge North PUD Final Plan/Final Plat
D. Java Lino Lakes Second Addition Final Plat
E. Clearwater Commons Final Plat
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 &ZONINGBOARD MINUTES
DATE: July 9, 2025
TIME STARTED: 6:30 P.M.
TIME ENDED:9:18P.M.
MEMBERS PRESENT:Neil Evenson, Michael Root, Perry Laden,
Suzy Guthmueller, Patrick Kohler, Nathan Vojtech
MEMBERS ABSENT:Isaac Wipperfurth
STAFF PRESENT:Katie Larsen, Diane Hankee, Marissa Ertel
1.CALL TO ORDER AND ROLL CALL
Chair Root called the Lino Lakes Planning & Zoning Board meeting to order at 6:30p.m.
on July 9, 2025.
2.PLEDGE OF ALLEGIANCE
3.PUBLIC COMMENT
Mr. Root declared public comment openat 6:31 p.m.
There were no public comments.
Public comment was closed at 6:31 p.m.
4.APPROVAL OF AGENDA
The agenda was approved as presented.
5.APPROVAL OF MINUTES
Mr. Kohlermoved to approve the June 11, 2025meeting minutes. Motion seconded by
Mr. Evenson. Motion carried 5 – 0. One abstention.
DRAFT MINUTES
Planning & Zoning Board
July 9, 2025
Page 2
6.ACTION ITEMS
A. Public Hearing: Peltier Ponds Comprehensive Plan Amendment, Rezoning, PUD
Preliminary Plan and Preliminary Plat
Ms. Larsen presented the staff report.
The applicant, U.S. Home, LLC (aka Lennar), is proposing a master planned residential
development located west of CSAH 54 (20th Ave N) across from Watermark, east of
Peltier Lake, and north of the City of Centerville border. The development contains four
(4) parcels totaling approximately 125 gross acres and 246 housing units. The proposed
development is called Peltier Ponds.
Mr. Evenson recommends that the City makes sure that the green space is preserved as
much as possible. Mr. Evenson had concerns about the garage sizes and would like to
know from the developer if there is a cost benefit for the smaller garage sizes.
Mr. Kohler had questions about the water supply from the WSB engineering report. Ms.
Hankee stated that the new development was factored into the numbers regarding
water supply. Ms. Hankee stated there would not be a shortage of water with the new
development. Ms. Larsen stated that it is not uncommon for a development to complete
portions of the development at a time to ensure proper water supply.
Mr. Root also brought up concerns regarding the water supply. Ms. Larsen stated that
the City is tracking water use, and the City would have the power to halt development if
water supply became an issue. The City would be able to stop issuing building permits if
the developer is not able to provide proof of ability to provide water.
Mr. Laden had questions about the programming in the future park, whether there
would be parking, and whether there would be fields for sports. Ms. Larsen stated that
the Park Board would be evaluating access to the park.
Mr. Laden stated he has no issues with the smaller lots but does not think that having
the façade forward would be a good idea. Mr. Laden also believes they need to have a
variety of garage doors.
Mr. Vojtech had a question about whether the existing homes on the lot will be
connected to city sewer and water. Mr. Vojtech had questions about whether the
development would be under an HOA. Ms. Larsen stated that the existing homes would
not be connected to City services. Ms. Larsen stated that the development would be
under an HOA.
DRAFT MINUTES
Planning & Zoning Board
July 9, 2025
Page 3
Ms. Guthmueller had questions about water issues and whether the development
would have to be replotted if they were to stop building part way through construction.
Ms. Larsen stated that this has happened before, and that there will always be concerns
that are beyondanyone’s control. Ms. Hankee stated that a moratorium could be
considered but that well 7 would help with this.
Mr. Root had concerns about setbacks for certain plots on the site, specifically plot
fifteen. Ms. Larsen pointed out that staff have made note of this.
Josh Metzer, with Lennar, was available for questions and addressed some of the Board
members’ concerns.
Mr. Metzer stated that they are modifying the plan to meet the fifty percent open
space. Mr. Metzer stated that the garage size flexibility with the single family would not
be needed if flexibility on other requests for garage forward and garage extensions were
granted. Mr. Metzer stated that the standards in the codes and ordinances were set
because of the Watermark development. Mr. Metzer stated that without the flexibility
there would be two-floor plans they would be able to build versus the 100 plus floor
plans available. Mr. Metzer stated they would request flexibilityon the garage size for
the townhomes. Mr. Metzer stated that the requirement for percentage of stone for
townhomes is newer and if added they would drive up the cost of each townhome unit.
Mr. Metzer stated that the reason for the 55-foot lot sizes wasto meet the density
requirements.
Mr. Laden wanted to know how many of the lots would be 55 feet. Ms. Larsen stated
there are 89 proposed lots with the 55-foot lot size. Mr. Laden also wanted to know
about the protrusion standards. Mr. Metzer stated they do have designs that would
meet City requirements, but not all the designs proposed meet the requirements.
Chair Root opened the public hearing at 7:58 p.m.
Kelly Olson, 7482 Peltier Lake Drive, had concerns about the phases for the
development. Ms. Olson is in favor of the development but would like the connection of
the sewer and water to be done before phase four.
Jerome Thill, 7600 Peltier Lake Drive, would like to better understand the loss of
connection. Mr. Thill was in favor of wider lots and more trees to be added to block out
the new development. The development would be a large change and would like to see
a berm added.
DRAFT MINUTES
Planning & Zoning Board
July 9, 2025
Page 4
Will Rogers, 7608 Peltier Lake Drive, appreciated the Board for expressing concerns
about the variety in homes. Mr. Rogers had concerns about more people being in the
area. Mr. Rogers would also like to avoid the street connection to Peltier Lake Drive.
Max Kuehn, 1909 Rehbein Street, had questions about the proposed roundabout with
Watermark, potentially a turn lane onto Rehbein Street due to current traffic. Mr.
Kuehnappreciates the Board standing up for the garage size.
Mr. Root addressed the comment about the utility connection coming before phase
four. Ms. Larsen stated that that would most likely not happen because adding utilities
before the homes would not work.
Mr. Metzer stated that they would be open to adding more trees as buffers. Ms.
Hankee stated that the City currently does not have plans to extend utilities north to the
existing properties, regarding comments on adding a fire hydrant to the north existing
lots.
Mr. Laden moved to continue the public hearing for the comprehensive plan
amendment, rezoning, PUD preliminary plan and preliminary plat. Motion seconded by
Mr. Vojtech. Motion carried 6 – 0.
B. 1210 Main Street Accessory Structure Variance
Ms. Larsen presented the staff report.
The applicant and property owner of 1210 Main Street, Bruce Amdahl, submitted a Land
Use Application for a variance to allow for the construction of a metal building on a lot
less than 5acres.
Mr. Laden had questions about the new plan and the cost difference between the metal
and wood slats.
Bruce Amdahl, 1210 Main Street, was available for questions.
Mr. Amdahl stated that the cost difference was quite different for the pole barn versus
the updated application meeting City standards.
Mr. Vojtech wanted to know if you would be able to see the pole barn from the street.
Mr. Amdahl stated there are trees along the road that would block the structure.
DRAFT MINUTES
Planning & Zoning Board
July 9, 2025
Page 5
Mr. Vojtechmoved to approve the accessory structure variancewith the economic
factor, and the size of the lot.Motion seconded by Mr. Evenson.Motion carried 6–0.
7.DISCUSSION ITEMS
A. Main Street Master Plan Draft Presentation
Leila Bunge, with Kimley Horn, presented the Main Street Master Plan presentation.
On July 8, 2024, the City Council adopted Ordinance No. 11-24 establishing a
moratorium on residential development around the Main Street corridor between
Sunset and 4 th Avenue. The purpose of the moratorium is to allow for the completion of
a master plan and Alternative Urban Areawide Review (AUAR) for the area. The
moratorium will end on August 15, 2025.
The AUAR comment period ended on June 26 th and responses to comments are
currently being prepared by the project team. It is anticipated that adoption of the
AUAR will be brought to the City Council for consideration on August 11, 2025. An AUAR
mitigation plan will be incorporated into the Master Plan document to guide
development activities.
The draft Master Plan is a compilation of the process undertaken, site overview and
constraints and planning considerations. The Preferred Scenario – Scenario 2, concept is
more fully developed with key concepts highlighted and system plans illustrated. The
plan concludes with an implementation section and appendices. The utility sections,
addressing sanitary sewer and water main, are still being developed by the City
Engineer. These will likely incorporate potential modifications to the utility staging plan
and system routing.
Mr. Kohler had questions regarding the one-year deadline. Ms. Bunge stated that it
would be around the same time the moratorium is up.
Mr. Vojtech wanted to confirm that this would be seen next month along with the
public hearing. Ms. Larsen stated this will come back for the August Planning and Zoning
meeting.
Mr. Root had questions regarding the gateway study that was done in 2024. Ms. Larsen
stated that the gateway study would be incorporated into this master plan. Mr. Root
wanted to talk about the trails not just going along Main Street. Mr. Root would like a
separate table explaining the acronyms in the document.
B. Project Updates
DRAFT MINUTES
Planning & Zoning Board
July 9, 2025
Page 6
Ms. Larsen provided project updates to the board.
Mr. Ladenmoved to adjourn the meeting. Motion seconded by Mr.Vojtech. Meeting
adjourned at 9:18 p.m.
Respectfully submitted,
Marissa Ertel – Community Development Administrative Assistant
DRAFT MINUTES
PLANNING & ZONING BOARD
AGENDA ITEM 6A
STAFF ORIGINATOR:Katie Larsen, City Planner
Michael Grochala, Community Development Director
MEETING DATE:August 13, 2025
TOPIC: PUBLIC HEARING for Lino Lakes Main Street Master Plan
CASE NUMBER:N/A
APPLICANT: City of Lino Lakes
OWNER: N/A
REVIEW SCHEDULE:N/A
INTRODUCTION
Kimley-Horn will present the draft Lino Lakes Main Street Master Plan.
BACKGROUND
On July 8, 2024, the City Council adopted Ordinance No. 11-24 establishing a moratorium on
th
residential development around the Main Street corridor between Sunset and 4 Avenue. The
purpose of the moratorium is to allow for the completion of a master plan and Alternative
Urban Areawide Review (AUAR) for the area. The moratorium will end on August 15, 2025.
th
The AUAR comment period ended on June 26and responses to comments havebeen
prepared by the project team. The adoption of the AUAR will be brought to the City Council for
consideration on August 11, 2025. An AUAR mitigation plan has been incorporated into the
Master Plan document to guide development activities.
The first draft Master Plan was presented to the Planning & Zoning Board on July 9, 2025. The
Master Plan is a compilation of the process undertaken, site overview and constraints and
planning considerations. The Preferred Scenario – Scenario 2 concept is more fully developed
with key concepts highlighted and system plans illustrated. The plan concludes with an
implementation section and appendices.
Overall development density and projected unit counts are generally consistent between the
2040 Comprehensive Plan Full Build Out Land Use Plan and the Preferred Scenario 2. As
1
discussed at the beginning of the project and reiterated through the process, it was not the
purpose of the plan to modify densities within the project area. That would be a consideration
for review with City-wide land use and density during the 2050 Comprehensive Plan update
starting in 2027. The plan establishes the framework and guidelines for future development.
Updated water and sanitary sewer system planshave been incorporated into the final draft and
address routing and sizing requirements based on the preferred scenario. A phasing plan has
been included that generally outlines a development sequence based on the orderly extension
of utilities and land area included in the 2040 Comprehensive Plan Utility Staging areas. The
phasing boundaries as currently shown should be considered flexible and are not intended to
be fixed at this time. Staff anticipates some modification as part of any amendment to the
Comprehensive Plan Utility Staging Plan.
A public hearing on the Master Plan is scheduled for tonight’s meeting. Pending consideration
and recommendation by the Board, the Master Plan would be placed on the August 25, 2025,
regular Council meeting for adoption. If approved,staff would begin the process for
amendment of the 2040 Comprehensive Plan to incorporate the Master Plan.
RECOMMENDATION
Staff is requesting a recommendation for approval of the Lino Lakes Main Street Master Plan.
ATTACHMENTS
1.Draft Lino Lakes Main Street Master Plan
2
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CITY OF LINO LAKES
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PLANNING & ZONING BOARD
AGENDA ITEM 6B
STAFF ORIGINATOR:Katie Larsen, City Planner
MEETING DATE:August 13, 2025
REQUEST:CONTINUED PUBLICHEARING for Peltier Ponds
1. Comprehensive Plan Amendment
2. Rezoning
3. PUD Preliminary Plan
4. Preliminary Plat
CASE NUMBER: CPA2025-0002
PZC2025-0004
APPLICANT: U.S. Home, LLC
Attn: Josh Metzer
16355 36th Avenue N, Suite 100
Plymouth, MN 55446
OWNER: Hal Leibel
7566 Peltier Lake Drive
Lino Lakes, MN 55038
INTRODUCTION
The applicant, U.S. Home, LLC (aka Lennar), is proposing a master planned residential
th
Ave N)across from Watermark, east of
development located west of CSAH 54(20
Peltier Lake, and north of the City of Centerville border. The development contains four
(4) parcels totaling approximately 125 gross acres and 246 housing units. The proposed
development is called Peltier Ponds.
Tentative Review Schedule:
Complete Application Date:June 5, 2025
60-Day Deadline: August 4, 2025
60-Day Extension Deadline: October 3, 2025
Environmental Board Meeting:June 25, 2025
Park Board Meeting:July 2, 2025
1
July 9, 2025
Planning & Zoning Board Meeting: August 13, 2025
September 10, 2025
City Council Work Session:October 6, 2025
City Council Meeting:October 13, 2025
BACKGROUND
The Land Use Application is for the following:
Comprehensive Plan Amendment
Rezoning
PUD Preliminary Plan
Preliminary Plat
The Planning & Zoning Board held a public hearing on July 9, 2025 and recommended
continuing the public hearing to allow the applicant time to provide additional
information. The applicant continues to work on the revised plans and needs additional
time to complete.
ANALYSIS
None.
RECOMMENDATION
Staff recommends continuing the public hearing for Peltier Ponds Comprehensive Plan
Amendment, Rezoningand PUD Preliminary Plan/Preliminary Plat to allow time for the
applicant to provide additional information and revise plans.
ATTACHMENTS
None.
2
PLANNING & ZONING BOARD
AGENDA ITEM 6C
STAFF ORIGINATOR:Katie Larsen, City Planner
MEETING DATE:August 13, 2025
REQUEST:Natures Refuge North PUD Final Plan/FinalPlat
CASE NUMBER: FP2025-0009
APPLICANT: M/I Homes of Minneapolis/St Paul, LLC
Attn: Emily Becker
5354 Parkdale Drive, Suite 100
St Louis Park, MN 55416
OWNER: Same
INTRODUCTION
The applicant, M/I Homes of Minneapolis/St Paul, LLC., submitted a land use application for
Natures Refuge North PUD Final Plan/Final Plat. The final plat is for 45 single family villa lots.
Tentative Review Schedule:
Complete Application Date:July 10, 2025
60-Day Deadline: September 8, 2025
Environmental Board Meeting:N/A
Park Board Meeting:N/A
Planning & Zoning Board Meeting: August 13, 2025
City Council Work Session: September 8, 2025
City Council Meeting:September 8, 2025
This staff report is based on the following information:
Land Use Plan prepared by Carlson Engineering revision date July 25, 2025
Preliminary Plat prepared by Carlson Engineeringrevision date July 25, 2025
Final Plat prepared by Carlson Engineering received on July 25, 2025
Title Commitment dated May 13, 2025
1
BACKGROUND
On May 12, 2025, the City Council passed Resolution No. 25-61 approving the Natures Refuge
PUD Preliminary Plan/Preliminary Plat. The Council staff report and resolution detail the
project’s consistency with the City’s Comprehensive Plan and compliance with the City Code.
ANALYSIS
Preliminary Plat
The original preliminary platcontained93 single family lots and 5 outlots. A condition of
preliminary plat approval was that Outlot Ebe platted as a lot. The preliminary plat was revised
and this condition has been met. The total single family lot count is now94.
Density
Per the City’s 2040 Comprehensive Plan the site is guided for low density residential.
This land use provides for housing at densities ranging from 1.6 to 3.0 units per net acre that is
served by municipal sewer and water services. The net density is 2.99 units per acre, which is
consistent with the Comprehensive Plan’s guided land use and density range.
The following chart implements Met Council’s formula for calculating net density.
Gross Area (acres)59.30
Wetlands & Water Bodies (5.31)
Public Parks & Open Space (22.60)
Net Area (acres) 31.39
# of Units 94
Gross Density (units/acre)1.59
Net Density (units/acre) 2.99
2
Final Plat
The final plat contains the following lots and outlots:
Lot or Outlot Purpose Ownership
Lots Single family villa homes Private
A Open spaceand wetlands HOA
B Future developmentPrivate
C Open space HOA
Open space, wetlands, stormwater
D HOA
ponds, trail corridor
E Lift stationCity
F Future developmentPrivate
Open space, stormwater ponds, trail
G HOA
corridor
Phasing Plan
The development is proposed to be constructed in two (2) phases.
Phase # Lots
1 45
2 49
Total94
Public Land Dedication
The City will collect cash fee in lieu of land dedication and provide credit for trail construction
costs. The following is a summary:
Natures Refuge North 1st Addition
Total # Units =45
x Park Dedication Fee$3,500
= Cash in Lieu Value$157,500
(Trail Construction Costs) ($46,920)
3
TOTAL CASH FEE DUE = $110,580
WMC Buffer Declaration and Conservation Easements
The following table summarizes the outlots that will require WMC Buffer Declaration and
Conservation Easements.
WMC Buffer Conservation
Outlot Purpose
Declaration Easement
A Open space and wetlandsYes Yes
B Future development NA NA
C Open spaceNo Yes
Open space, wetlands,
D Yes Yes
stormwater ponds, trail corridor
E Lift stationNA NA
F Future development NA NA
Open space, stormwater ponds,
G Yes Yes
trail corridor
Title Commitment
The City Attorney reviewed the title commitment and notes the title work shall be updated to
reflect proper ownership and plat signatures.
Agreements
Stormwater Maintenance Agreement
The stormwater maintenance for public facilities will be covered under the City’s Programmatic
Stormwater Management Agreement after the facilities have been installed and accepted by
the City. Borrow areas / lakes area will be maintained by the HOA.
Development Agreement and Final Plat
A Development Agreement will be prepared by the City and shall be executed.
Site Improvement Performance Agreement
Not applicable.
4
Findings of Fact
Per City Code Section 1001.057 Review, Approval or Denial:
(1) The Planning and Zoning Board shall consider the final plat and the Community
Development Department shall forward the Planning and Zoning Board recommendations to
the City Council. The following requirements shall be met before consideration of the final plat
by the Planning and Zoning Board:
(a) The final plat shall substantially conform to the approved preliminary plat and phasing
plan;
The final plat substantially conforms with the preliminary plat and phasing plan.
(b) For plats that consist solely of individual single family residential lots, final plat
applications for subsequent phases shall not be approved until building permits have
been issued for 40% of lots in the preceding phase. This division applies only when the
preceding phase consists of 40 or more lots; and
The development is proposed to be constructed in two (2) phases.
(c) Conditions attached to approval of the preliminary plat shall be substantially fulfilled or
secured by the development agreement, as appropriate.
The conditions of the preliminary plat have been substantially fulfilled. Securities will be
required with a Development Agreement.
RECOMMENDATION
Staff recommends approval of the Natures Refuge North PUD Final Plan/Final Plat with the
following conditions:
1.The conditions detailed Resolution No. 25-61 approving the Natures Refuge North PUD
Preliminary Plan and Preliminary Plat remain in effect.
2. A WMC Buffer Declaration shall be recorded over Outlots A, D and G.
3. A Conservation Easement shall be recorded over Outlots, A, C, D, and G.
4. A trail easement shall be recorded over the trails and corridors after the trails have been
constructed.
5. Outlots A, C, D, and G shall be deeded to a Homeowner’s Association (HOA).
6. Outlot E shall be deeded to the City.
The following items shall be addressed prior to the release of the final plat mylars:
5
1.All comments from the City Engineer memo dated August 6, 2025.
2. All comments from the Environmental Coordinator memo dated August 6, 2025.
3. The title work shall be updated to reflect proper ownership and plat signatures.
4. Street names shall be added to the final plat and plan sets.
5. Drafts of the WMC Buffer Declaration and Conservation Easement documents shall be
submitted to the City for review and approval prior to recording.
ATTACHMENTS
1.Land Use Plan
2.Preliminary Plat
3.Final Plat
4.City Engineer Memo dated August 6, 2025
5.Environmental Coordinator Memo dated August 6, 2025
6
4. City EngineerMemo dated August 6, 2025
Memorandum
To:Eric Zweber, WSB
Cc:Katie Larsen, Lino Lakes City Planner
From:Kris KellerPE, WSB
Diane HankeePE, Lino LakesCity Engineer
Date:August 6, 2025
Re:Natures Refuge North - Preliminary Plat
st
Addition - Final Plat
Natures Refuge North 1
EngineeringReview - 023898-000
WSB’sreviewofthe Preliminary Plat submittalfor the Natures Refuge North developmentand
st
Addition in Lino Lakes, MN, prepared by
the Final Plat submittal for Natures Refuge North 1
Carlson and receivedJuly 9, 2025. Our comments were made on the following documents:
Natures Refuge North Plansprepared by Carlson, dated June 26, 2025.
Lift Station information, receivedJuly 18, 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.
Carlson (4/25/2025) responses in red.
WSB (5/23/2025) responses and new comments in blue.
Carlson (6/6/2025) responses in orange.
WSB (6/25/2025) responses and new comments in green.
WSB (8/6/2025) responses and new comments in purple.
Engineering
• General
The Natures Refuge North Addition is the second phase of the overall Natures Refuge
development which includes 60 acres north ofCSAH 14 (Main Street), west ofCSAH 23
(LakeStreet) and east of Wood Duck Trail. Thecurrent conceptual project proposes 92villa
lots and associated infrastructure. This property was originally part of a larger development
of which an Environmental Assessment Worksheet (EAW) was prepared. The evaluation
concluded that the project did not have the potential for significant environmental effects.
• Grading
The Natures Refuge North Addition includessite grading forthe 92unitsas well as
extensions of Haywood Drive and three local streets that are yet to be named.
Ms. Katie Larsen
08/06/2025
Page 2
Comments:
1.Show EOF elevations , locations, and routes for all low points in the paved and green
spaces.
Carlson (4/25/2025)EOF’s have been added to all low points and ponds.
WSB (5/23/2025) Verify proposed EOFs where elevations are undetermined or
where drainage may overflow in multiple directions (see plan comments)
Carlson (6/6/2025) See additional regional EOF exhibit attached. The limiting factor
for EOF will be the existing home to the north at approximately 906.5
WSB (6/25/2025) Complete
a.EOF elevations must meet minimum freeboard requirements with building
lowest opening elevations (LOEs)
Carlson (4/25/2025)EOF’s elevation have been verified to meet freeboard
requirements.
WSB (5/23/2025) Discuss freeboard requirements for Lot 168 (LO/WO)
Carlson (6/6/2025) Rear of pad drains towards Pond 600. The northern side
of the house is shown to drain towards the CBMH. The elevation of the north
side of the house should remain above 10.0 to maintain freeboard. The
portion of the house that is further south and drains towards Pond 600 should
remain above 07.5 to maintain freeboard.
WSB (6/25/2025) Complete - ‘side berm’ will need to be extended such that
overflow drainage from the CB goes over the 09.0 EOF without going
towards the swale by the house
2. WSB (5/23/2025) Describe removing the existing retaining wall and coordinating
grading and restoration with the adjacent property owner east of Lot 101
Carlson (6/6/2025) All coordination with the existing homeowner to be done by M/I
Homes. Easement is in place to fill along the side of their house and match front
yards and back yards. Homeowner to be notified prior to any work being done on
their property. Overall, this will provide a better yard for both the existing home and
new home.
WSB (6/25/2025) Complete – To be addressed with future plans and Lot 1 Block 1
building permit
3. WSB (5/23/2025) Label all high points (particularly between lots along side lot lines –
some missing)
Carlson (6/6/2025) Added.
WSB (6/25/2025) Complete
• Stormwater Management
Stormwater management for the Natures Refuge North Addition consists of storm sewer
draining streets and yards, two sedimentation basins, and a large basin excavated for fill
material. The stormwater systems shall meet the City’s and Rice Creek Watershed District’s
(RCWD) Stormwater Management requirements. All proposed future public streets must
meet City design standards. 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
Nature Refuge North Addition Engineering Review
Ms. Katie Larsen
08/06/2025
Page 3
Needed if basins
Existing 0.26 0.95 8.68
landlocked
Needed if basins
Proposed 0.45 1.07 7.46
landlocked
Comments:
1.Outflow rates increase for all modeled storm events beyond what can be attributed to
model accuracy. Further attempts at providing rate control must be made. For
example, ditching flows from back yards to the inlets routing to BMPs, lowering the
FES north of Wetland 50 to better route flows into Pond 500, or small rate-control
basins at areas that cannot reasonably be routed into a BMP.
a. If increases cannot be avoided, it must be demonstrated that they will not
cause an adverse downstream impact.
Carlson (4/25/2025) Flows have been adjusted and plans modified.
WSB (5/23/2025) Updated modeling shows the total existing flow rates are
maintained, decrease, or increase within model tolerance. Rate control is met with
this current design.
2. The SWMP water quality calculations show 0.90 acres of existing impervious,
however the HydroCAD existing modeling has 3.57 acres of unconnected roof land
cover. Please clarify these differences.
Carlson (4/25/2025) Existing impervious adjusted within water quality calculations.
WSB (5/23/2025) Complete
3. Please revise the Water Quality calculations in the SWMP as they do not match
HydroCAD modeling. For instance, HydroCAD modeling shows 16.86 total acres and
7.52 acres of impervious routed to Pond 600, but the SWMP has a total area of 9.77
acres and 0.196 acres of impervious.
Carlson (4/25/2025) Water quality calculation updated.
WSB (5/23/2025) The SWMP still shows incorrect land covers for the Water Quality
calculations of Pond 500 and 600. The planned drainage areas well exceed 0.973
and 2.511 acres, respectively.
Additionally, 9.02 acres of impervious area are claimed to be directed to ponds 500
and 600, but the submitted HydroCAD models only include 8.59 acres of impervious
in the pond subcatchments. Compared to the 11.19 acres of total proposed
impervious, there is significantly more than the 15% limit of new impervious not being
treated for water quality as required in RCWD Rule C.6.(e).
Comment remains open. The Water Quality calculation pages still need to be
corrected and total impervious not routed to BMPs is still over the 15% threshold.
Carlson (6/6/2025) Revised.
Note that within Pond 600 calculations, Subcatchments 25B, 30, 35, 600 & 601 will
flow into Pond 600. Pond 500 has 1 subcatchment. Also added calculations for
runoff control at the water quality volume for both ponds.
Per discussion, the impervious not being treated is all rear yard drainage. These
areas will be filtered through grassed yards, wooded outlots, wetlands, and a dry
pond. TSS and TP removals will occur and can be calculated through a MIDS model
if necessary. Assumption is that most if not all the TSS and TP will be removed.
WSB (6/25/2025) Complete
4. NURP criteria specify a maximum depth of 10’. Pond 500 has a depth of 11’, raising
the bottom elevation to 10’ will bring it into NURP compliance and still keep the
majority of its dead volume.
Carlson (4/25/2025)Pond 500 has been revised to a depth of 10’
Nature Refuge North Addition Engineering Review
Ms. Katie Larsen
08/06/2025
Page 4
WSB (5/23/2025) Complete
5.Per new RCWD standards, any new impervious flowing to a pond designed in
accordance with NURP criteria counts as full water quality treatment, therefore the
full volume credit can be claimed for new impervious flowing to Pond 500 and 600 if
properly designed.
Carlson (4/25/2025)Water quality revised.
WSB (5/23/2025) Complete
6. Pond 300 should be renamed to Lake 300 as its depth is well in excess of the 10’
max depth outlined in NURP criteria. Additionally, it cannot be counted as providing
water quality treatment.
Carlson (4/25/2025)Note has been revised.
WSB (5/23/2025) Complete
7. Please clarify why drainage area 26S is modeled. It is offsite and has no change from
existing to proposed conditions.
Carlson (4/25/2025) 26S was modeled assuming the Street B connection to Andall
may occur. We are assuming the new street will have ribbon curb and there will be
no drainage increase to 26 (for now).
WSB (5/23/2025) Noted.
8. The 2.5” event should be modeled in HydroCAD to determine runoff volumes needed
for pond dead storage.
Carlson (4/25/2025) The 2.5” event is calculated within our pond spreadsheet which
gives us our required dead storage through calculations within this spreadsheet.
WSB (5/23/2025) Noted, though per Comment 3 above, these calculations need to
be updated.
Carlson (6/6/2025) Revised.
WSB (6/25/2025) Complete
9. As many wetlands receiving runoff are Type 1, they are classified as highly
susceptible and therefore must have no increase in bounce or inundation period for
the 2- and 10-year events.
Carlson (4/25/2025)Kjolhaug environmental reviewed the wetland susceptibility and
all wetlands were adjusted. No wetlands are considered highly susceptible.
WSB (5/23/2025) Complete
10. Detailed storm sewer plans, profiles, and calculations will be needed in future
submittals. This should include all utility crossings to confirm constructability and any
need for insulation. It should also include structure type and sizing to confirm
constructability with pipe alignments. It is likely that more storm sewer design
comments will be generated at that time.
a. The pipe run from FES to 503 as shown has a velocity under the minimum of
3 ft/s.
Carlson (4/25/2025) The plan and profiles will be provided with final plans. Design
spreadsheet and structure map provided until final plans are made.
WSB (5/23/2025) Noted. This submittal does not include a profile view of utilities. To
be completed
11. All proposed storm sewer serving public roads must be a minimum 15” diameter and
consist of RCP.
Carlson (4/25/2025) Noted.
Nature Refuge North Addition Engineering Review
Ms. Katie Larsen
08/06/2025
Page 5
WSB (5/23/2025) Multiple stretches of 12” pipe are shown in the provided storm
design sheet, such as those coming from CBs 402A, 404, 415, etc. that must be
upsized to 15”.
Carlson (6/6/2025) Revised.
WSB (6/25/2025) Complete
12. Inlet spread and run calculations, especially at sag points, will be needed to confirm
public roads are designed in accordance with City standards of maintaining an 8’
drivable lane during the 3-year storm event.
Carlson (4/25/2025)Spread calcs added – based on 3-year event.
WSB (5/23/2025) Complete
13. Erosion control blankets must be shown on slopes 4:1 and steeper, such as around
proposed basins.
Carlson (4/25/2025) Erosion control blanket added where necessary.
WSB (5/23/2025) Erosion control blanket is shown in some locations but is missing at
other 4:1 slopes. See plan markups.
Carlson (6/6/2025) Added.
WSB (6/25/2025) Complete
14. WSB (5/23/2025) If overflows exist between wetlands in HydroCAD modeling, they
should be identical in both directions. For example, the overflow from W25-B to W25-
A is at 905.0, but vice versa the overflow is at 904.7.
Carlson (6/6/2025) Revised to 905.0 both directions. Note that this does change flow
and HWL very slightly. Numbers updated in all plans. Everything will remain within
tolerances.
WSB (6/25/2025) Complete
15. WSB (5/23/2025) The outlet pipe for Lake 300 will need a trash guard to minimize the
likelihood of clogging the 4” orifice.
Carlson (6/6/2025) Trash guards will be added with final plans. See attached draft.
(final to be submitted shortly)
WSB (6/25/2025) Complete
• Water Supply
The City’s water supply system well firm capacity should meet or exceed its maximum day
demand. This criteria is currently constrained by poor water quality in some wells, the White
Bear Lake court orders and ongoing litigation, and annual variability in water use due to
drought and other factors. The City’s existing firm capacity (excluding Well No. 2 due to poor
water quality) is 4.38 million gallons per day (MGD). The City’s maximum day demand from
2015 to 2024 was 3.87 MGD. Near-term development within the City is projected to increase
the maximum day demand by 0.42 MGD, bringing it to 4.29 MGD. The City is actively
pursuing Well No. 7 to increase firm capacity, but it will likely not be in service until the fall of
2026. Based on the wide annual variability in maximum day demand and its susceptibility to
drought conditions, the City will continue to monitor water demands and reserves the right to
impose water restrictions and to reevaluate water supply capacity.
The City has begun conversations with the Minnesota Department of Natural Resources
(DNR) about permitting Well No. 7 and is awaiting confirmation whether it can be
constructed at this time given the ongoing White Bear Lake litigation.
Nature Refuge North Addition Engineering Review
Ms. Katie Larsen
08/06/2025
Page 6
Applicant to verify water pressure is adequate for all locations within the development. The
watermain may need to be looped through the site, and the watermain will need to include a
12-inch diameter trunk watermain as identified in the Comprehensive Plan. All proposed
units are required to be on the municipal water supply.
Water infrastructure for the Natures Refuge North Addition has not yet been designed and
will need to be submitted for preliminary plat by the applicant. It is anticipated that the
existing 16” DIP trunk main on Haywood Drive will need to be extended north through the
development to the eastern boundary similar to what is shown in the City’s 2040
Comprehensive Plan. A 12” stub will need to be extended to the west towards Arena Acres
and Andall Street. Otherwise, the development will include a water system with
predominately 8- inch diameter ductile iron pipe (DIP) water main with 1-inch Type K
copper services being extended to each lot, consistent with the original Natures Refuge
development. Water supply will need to be evaluated in conjunction with current pending
DNR water appropriation approvals.
Comments:
1. Connect to existing 16" DIP Watermain
Carlson (4/25/2025)Note added.
WSB (5/23/2025) Complete
2. Identify on all plans coordinating with utility (gas) provider for utility installation,
grading, and street construction
Carlson (4/25/2025) Note added.
WSB (5/23/2025) Complete
3. Verify potential conflicts at all utility crossings
a. Maintain minimum 18" separation from watermain/services
Carlson (4/25/2025)Watermain will be adjusted (lowered) as needed to
maintain separation from service crossings. This will be determined with final
plans.
WSB (5/23/2025) To be completed with final plans
b.Insulate when separation between storm sewer and watermain or forcemain
is less than 36"
Carlson (4/25/2025)Noted. To be shown on final plans.
WSB (5/23/2025) Complete
4. Provide barricades to protect the temporary hydrant at the ends of Street A and
Street C
Carlson (4/25/2025)Barricades added and called out on site plan.
WSB (5/23/2025) Complete – Future thru street sign to be added with final plat
5. Add a gate valve to the western leg of the Street C/D tee
Carlson (4/25/2025)Valve added
WSB (5/23/2025) Complete
6. Extend watermain and hydrant with Street B to Andall Street with this development
Carlson (4/25/2025)Street added and grading as been adjusted.
WSB (5/23/2025) Complete
7. WSB (5/23/2025) Show gate valve symbol at connection to existing
Carlson (6/6/2025) Revised.
Nature Refuge North Addition Engineering Review
Ms. Katie Larsen
08/06/2025
Page 7
WSB (6/25/2025) Complete
8. WSB (8/6/2025) The applicant shall review the water pressure at the north end of the
existing Natures Refuge development in coordination with City Public Works staff
• Sanitary Sewer
Sanitary sewer collection for the Natures Refuge North Addition has not yet been
proposed and will need to be submitted for preliminary plat by the applicant. It is
anticipated that the existing 10- inch diameter poly-vinyl chloride (PVC) trunk main on
Haywood Drive will be extended north to serve a portion of the proposed addition. The
remainder of the addition will need to be evaluated by the applicant as to whether a lift
station as shown in the City’s 2040 Comprehensive Plan is necessary. If necessary, the
lift station will need to be oversized to accommodate the remaining sanitary sewer district
2K and a portion of 2A. Oversizing costs for the lift station will be credited by the City.
The site will otherwise be served by 8- inch diameter main along with 4-inch Schedule 40
PVC service pipe to each lot. Additional sanitary sewer stubs will be extended to the west,
north, and east. The proposed sanitary sewer is consistent with the with the original
Natures Refuge development.
Comments:
1. Connect to existing 10" PVC SDR 35 sanitary sewer main
a. Match existing slope
Carlson (4/25/2025)Note added. Existing invert and slope based on
proposed stub elevation from Natures Refuge.
WSB (5/23/2025) Complete
2. \[Lift Station\]
a. The lift station can be raised by 2 feet
Carlson (4/25/2025) Per discussion, the lift station was raised 4-feet.
WSB (5/23/2025) Complete
b. Projected peak hourly flow from 228 residential units is about 120 gpm, so 8”
sewers shown are sufficient.
Carlson (4/25/2025) Noted
WSB (5/23/2025) Complete
i. Forcemain will be 4”.
Carlson (4/25/2025)Noted
WSB (5/23/2025) Complete
c. Deep 35’ build at the lift station, but looks like it’s needed to serve the
northeast corner by gravity.
Carlson (4/25/2025)Noted
WSB (5/23/2025) Complete
i. Looks like about 50’ radius around wet well for excavation during
construction, hopefully enough unless Geotech requires shallower
embankment.
Carlson (4/25/2025)Noted. Assuming sandy soils – 1:1 minimum
will be needed. Easement does cover a 50’ radius from the center of
Nature Refuge North Addition Engineering Review
Ms. Katie Larsen
08/06/2025
Page 8
lift station. Future maintenance should be covered. Sheet piling or
trench box should cover any embankment issues along the street
side if for some reason the lift station needed to be repaired.
WSB (5/23/2025) Complete
d. Can the 12’ build at the northwest corner serve the street extending north
outside the service area if desired?
Carlson (4/25/2025) No. Currently it does not. Please advise if this sanitary
line needs to service the area to the north.
WSB (5/23/2025) Engineering to verify with final plat
3.Insulate all sewer with less than 7' cover
a. Consider lowering the watermain to limit conflicts between services and
mains
Carlson (4/25/2025)Watermain will be lowered as-needed for service
conflicts – this will be shown with final plans.
WSB (5/23/2025) To be completed with final plans
4. WSB (8/6/2025) Lift station pumps shall be 5 HP for ultimate build (~200 gpm at ~55’
TDH).
5. WSB (8/6/2025) The permanent standby natural gas generator does not need to be
installed at this time. Instead, a receptacle for the City’s portable generator and a
manual transfer switch shall be installed now. The concrete slab and conduit for the
future generator shall still be installed now.
6. WSB (8/6/2025) Lift Station Plan
a. Change valve vault access and bypass castings to a single 30”x30” hatch.
b. Extend concrete slab 3’ past valve vault.
c. Shift wet well vent pipe to west side of hatch so as not to obstruct access
from driveway (still behind hatch when open).
7. WSB (8/6/2025) Electrical Plan
a. Confirm that 240V, 3-phase power is available.
b. Remove VFDs.
c. Update pump and mixer horsepowers.
d. Shift light pole southeast so it’s not between wet well and valve vault.
• Transportation
The proposed development will have a primary access from Haywood and Glenwood
Drives. Which is the shortest route out the proposed neighborhood. The City also
requires a connection to Andall St. to the existing Arena Acers Development. The City has
an existing right of way to provide access to the easterly property.
Per the traffic study the connection to Andall St will receive minimal traffic, however it will
provide connectivity for public safety and the neighborhoods it serves. This connection is
in conformance with the City’s Ordinances for adjoining adjacent subdivision for
reasonable circulation of traffic. The City of Lino Lakes’ Comprehensive Plan requires
neighborhood street connections for reduced travel times and linking neighborhoods
together.
Nature Refuge North Addition Engineering Review
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08/06/2025
Page 9
The City’s Engineering and Public Safety departments submit that the roadway
connection to Andall Street shall be constructed as detailed below.
Trails and sidewalks
A trail is proposed extending from the south end of the development at the connection
with Natures Refuge, to the north end of the development and branching west to one of
the new streets. Reference the City Planner’s report for trail and sidewalk detail.
Comments:
1. There is little to no significant impact on the adjacent streets and intersections due to
the trips expected to be generated by the proposed development.
Carlson (4/25/2025)Noted
WSB (5/23/2025) Complete
2. There is no difference in operations with or without the Andall Street access.
a. Improving Fire and Life Safety response to both neighborhoods (providing
additional means of access).
b. Connectivity of neighborhoods which generally results in a reduction of
overall vehicle miles traveled
c. Provides access for the existing neighborhood to sidewalks and trail system.
Also, can provide a far safer route to/from the school with almost no need to
walk/bike on CSAH 14.
Carlson (4/25/2025)Noted – Street added
WSB (5/23/2025) Complete
3. It may be beneficial to look into providing a trail extension from the school to
Basswood to provide a non-motorized connection to the school completely
independent from CSAH 14.
Carlson (4/25/2025)Noted
WSB (5/23/2025) To be further reviewed with final plans
4. The CSAH 14/Wood Duck intersection is expected to operate acceptably during full-
build scenarios, however it still would improve safety by providing exclusive left-turn
lanes on CSAH 14. Would get queueing vehicles out of the through lane and
eliminate the potential for through vehicles to use the right-tun lanes as bypass lanes.
Carlson (4/25/2025)Noted
WSB (5/23/2025) To be further reviewed with final plans
5. Andall Street should be constructed as a 24 foot wide roadway within the cleared
path from the watermain / fire hydrant extension to the Arena Acres Development.
The City will consider a sidewalk on one side of the roadway during the final plat
review. It is anticipated that approximately 15 trees will be removed with the
construction of the watermain and roadway. There will also be wetland impacts that
will need to be mitigated.
Carlson (4/25/2025)Street has been adjusted.
WSB (5/23/2025) Complete
6. Provide a striped crosswalk at the east end of Street C instead of having the trail
cross the road
Carlson (4/25/2025)Trail adjusted. Markings to be provided with final plans
WSB (5/23/2025) To be completed with final plans
Nature Refuge North Addition Engineering Review
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08/06/2025
Page 10
a. Provide pedestrian crossing and advanced pedestrian crossing signs
Carlson (4/25/2025)Pedestrian crossing will be shown with final plans.
WSB (5/23/2025) To be completed with final plans
b. Provide pedestrian ramps
Carlson (4/25/2025)Trail adjusted in order for pedestrian ramps to be
installed
WSB (5/23/2025) Complete
c. Realign trail to cross Street C at a perpendicular angle
Carlson (4/25/2025)Revised
WSB (5/23/2025) Complete
7. Provide barricades to protect the temporary hydrant
Carlson (4/25/2025)Barricades added and called out on site plan.
WSB (5/23/2025) Complete – Future thru street sign to be added with final plat
8. Provide a separate trail easement for the public trail crossing Outlot D
Carlson (4/25/2025) This will be provided with final plans – once trail is built
WSB (5/23/2025) To be completed with final plans
9. Provide road profiles meeting 30 MPH horizontal and vertical design curves
Carlson (4/25/2025) Speed limit reduction signs will be provided in lieu of meeting 30
MPH horizontal and vertical curves. These will be provided with final plans.
WSB (5/23/2025) To be completed with final plans
• Wetlands and Environment
The project proposes approximately 1.62 acres of wetland impact. A wetland replacement
plan will need to be submitted, reviewed, and approved through RCWD and the City.
A Wetland Replacement Plan application must include a statement from the MnDNR, or the
applicant’s licensed professional, based on MnDNR database review, as to the potential
presence of an endangered or threatened species or potential impact to a rare natural
community (Minn. Rules 8420.0330, subp. 3.A(5); 8420.0525). Applicants should initiate
this review early.
The current WCA NOD document states they are avoiding impacts to wetland 8 however,
wetland 8 will be impacted with the connection to Andall Street and should be included with
the impacts.
Review of the MnDNR’s Natural Heritage Information System database indicates the
potential presence of several protected species within and near the project area, including
protected plant species. The applicant should coordinate with the DNR on the need for
additional studies or surveys.
Wetland buffers meeting minimum and average requirements will be required around all
wetland areas following construction. Any disturbed buffer areas should be seeded with a
seed mix containing native, non-invasive, species.
• Landscaping
Nature Refuge North Addition Engineering Review
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08/06/2025
Page 11
A Landscape Plan for Natures Refuge North Addition has been submitted and will be
reviewed by staff and the City’s Environmental Coordinator. The Environmental Coordinator
will provide separate comments.
• Floodplain
The Natures Refuge North Addition does not impact the existing floodplain.
• 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. More detailed storm sewer plans must be submitted to sufficiently review required
drainage and utility easements over pipes.
a. This could potentially impact lot widths of existing parcels
Carlson (4/25/2025) Design spreadsheet provided – storm depths verified
easements verified.
WSB (5/23/2025) Confirm pipe depths from 401-401A and 419-407,
grading seems to show pipe depths greater than 10’ between the houses,
this would require easement in excess of 10’ to cover excavation at 1:1
slopes out from the pipe alignment. Providing profile view of pipes would
simplify this check.
Carlson (6/6/2025) See attached final plan & profiles (DRAFT).
WSB (6/25/2025) Complete
2. Provide a separate trail easement for the public trail crossing Outlot D
Carlson (4/25/2025) Trail easement will be provided after trail is constructed.
WSB (5/23/2025) To be completed.
3. WSB (5/23/2025) Provide easement for temporary turnaround
Carlson (6/6/2025) Easement added. Will be provided as a separate easement
document with final plans.
WSB (6/25/2025) Complete
Development Agreement
A development agreement will be required with the final plat.
Grading Agreement
Grading agreement not required at this time.
• Stormwater Maintenance Agreement
The stormwater maintenance for public facilities in the Natures Refuge North Addition will be
covered under the City’s Programmatic Stormwater Management Agreement after the
Nature Refuge North Addition Engineering Review
Ms. Katie Larsen
08/06/2025
Page 12
facilities have been installed and accepted by the City. Borrow areas / Lakes area will be
maintained by the HOA.
• Permits Required
Potential permits may include some of the following and others:
1. NPDES General Construction Permit
Carlson (4/25/2025)To be acquired prior to grading – will be acquired with final plans
WSB (5/23/2025) To be completed
2. City of Lino Lakes Zoning Permit for Construction
Carlson (4/25/2025) To be with final plans
WSB (5/23/2025) To be completed
3. Minnesota Pollution Control Agency Sanitary Sewer Extension Permit
Carlson (4/25/2025) To be with final plans
WSB (5/23/2025) To be completed
4. Minnesota Department of Health
Carlson (4/25/2025) To be with final plans
WSB (5/23/2025) To be completed
5. Rice Creek Watershed District Permit
Carlson (4/25/2025) To be acquired prior to grading
WSB (5/23/2025) To be completed
6. US Army Corps of Engineers Section 404 Permit
Carlson (4/25/2025) To be acquired prior to grading
WSB (5/23/2025) To be completed
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.
Nature Refuge North Addition Engineering Review
5. Environmental Coordinator Memo dated August 6, 2025
Environmental Memo
To: Katie Larsen, City Planner
From: Tom Hoffman, Environmental Coordinator
Date: August 6, 2025
Re:Environmental Comments – Natures Refuge North Final Plat
Environmental Board had recommended the following at their March 26, 2025 meeting:
1.Coordinate with the Rare Plant Rescue group (contact Carrie Taylor at Anoka
Conservation District) to allow for transport of any rare plants for which
impact is unavoidable to a donor site, such as Wollan’s Park Wetland Bank in
Lino Lakes.
2. Show minimal plantings of oaks along the two stormwater ponds. These areas
are to remain largely unplanted to encourage native plant species. A few oaks
should be scattered around the basin to provide soil stabilization and screening.
a. Add additional oaks along the backside of pond-500. Tree spacing of
approximately 200-250’ will be similar to the development to the south
and allow for the natural oak savannah restoration
3. 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
c. Stormwater Pond 500 and 600 are shown to be collecting drainage from
wetland overflows. Verify basins are sized to handle additional runoff
i. Credit is not given for drainage from the wetlands that is directed
to the stormwater ponds
4.City Tree Protection Fence detail should be added to the plan sheet. Standard
detail Gen-27
5.Trees scheduled to be preserved must have Tree Protection Fence installed in
accordance with City tree protection fence detail.
6.Ash trees preserved will not provide any existing tree credit. All ash trees should
be removed unless noted they are and will continue to be treated for EAB on
two-year rotations
7.Seed mixes should be updated to MNDOT seed mix design numbers for final
plans. Please provide more site-specific mixes for each location. Currently
showing wet ditch planting for stormwater areas and tall grass roadside mix for
buffer locations.
8. Low maintenance turf should be evaluated through out the development.
Ground covers should be drought resistant to reduce the need for irrigation
use.
9. Add a note to the landscape plan to stockpile topsoil and preserve during the
project. Topsoil should be spread over the open space and natural areas to
promote the existing seed bank and encourage native plants.
10. The project will disturb more than an acre of soil and will be required to
obtain an NPDES permit. Proof of permit shall be required before
construction.
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
11.Wetlands 30 and 35 are outside of the WMC buffer area. These wetlands
appear to be outside of the area of disturbance. Staff recommends
extending buffers around both wetlands as much as possible. Combining the
buffer between the two wetlands would add the most protection and add
additional wildlife benefits.
a.
Page 2
12.Confirm wetland outlets are above the HWL for the wetlands and will not affect
hydrology during final design.
13.The Andall St connection should have the minimum width as derived from the
traffic studyand allowed by city ordinanceto allow for emergency servicesand
public street connection.Reduction of the road width will preserve wetlands and
trees through the corridor.
a.Trail connections should be provided along with water stubs for fire
prevention.
b.This will be evaluated as final design of the roadway is staked.
14.Tree removal should be completed in the fall or winter to minimize impacts to
migrating or nesting bat populations
15.Provide a Blandings turtle mitigation plan, surmountable curb is provided to
allow turtles access off of the roads.
16.Submit the approved MN DNR Take Permit
Page 3
PLANNING & ZONING BOARD
AGENDA ITEM 6D
STAFF ORIGINATOR:Katie Larsen, City Planner
MEETING DATE:August 13, 2025
REQUEST:Java Lino LakesSecond Addition FinalPlat
CASE NUMBER: FP2025-0003
APPLICANT: Java Companies, LLC
Attn: Mark Krogh, Manager
879 Scheffe Avenue
St. Paul, MN 55102
OWNER: Same
INTRODUCTION
The applicant, Java Companies, LLC., submitted a land use application for Java Lino Lakes
Second Additionfinal plat. The finalplat subdivides Lot 2, Block 1, Java Lino Lakes into two (2)
separate lots.
Tentative Review Schedule:
Complete Application Date: July 18, 2025
60-Day Deadline: September 16, 2025
Environmental Board Meeting: N/A
Park Board Meeting: N/A
Planning & Zoning Board Meeting: August 13, 2025
City Council Work Session: September 8, 2025
City Council Meeting: September 8, 2025
The Land Use Application is:
Final Platfor 3 commercial lots
1
This staff report is based on the following information:
nd
Java Lino Lakes 2Addition civil plan setprepared by Design Tree revision date July 15,
2025
Java Lino Lakes P2nd Addition Preliminary Plat prepared by Design Tree dated March 28,
2025
Java Lino Lakes Second Addition Final Plat prepared by Design Tree received on July 15,
2025
nd
Addition prepared by Design
Final Stormwater Management Study Java Lino Lakes 2
Treedated May 27, 2025
Title Commitment dated April 23, 2025
BACKGROUND
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
to subdivide this lot into 2 lots for the purpose of constructing a standalone Chipotle Restaurant
nd
Addition will still be an
and a standalone Pacific Dental office. Lot 1, Block 1, Java Lino Lakes 2
O’Reilly’s Auto Parts retail store as originally planned.
On June 9, 2025, the City Council passed Resolution No. 25-77 approving the Java Lino Lakes
Second Addition preliminary plat. The Council staff report and resolution detail the project’s
consistency with the City’s Comprehensive Plan and compliance with the City Code for zoning
and subdivision requirements.
ANALYSIS
The finalplat contains the following lots:
Parcel AcresPurpose
Retail auto part sales
Lot 1, Block 11.50 acres
(O-Reilly’s Auto Parts)
Office-Business Clinic
Lot 2, Block 10.68 acres
(Pacific Dental)
Restaurant
Lot 3, Block 1 0.84 acres
(Chipotle)
TOTAL 3.02 acres
Findings of Fact
Per City Code Section 1001.057 Review, Approval or Denial:
2
(1) The Planning and Zoning Board shall consider the final plat and the Community
Development Department shall forward the Planning and Zoning Board recommendations to
the City Council. The following requirements shall be met before consideration of the final plat
by the Planning and Zoning Board:
(a) The final plat shall substantially conform to the approved preliminary plat and phasing
plan;
The final plat substantially conforms with the preliminary plat.
(b) For plats that consist solely of individual single family residential lots, final plat
applications for subsequent phases shall not be approved until building permits have
been issued for 40% of lots in the preceding phase. This division applies only when the
preceding phase consists of 40 or more lots; and
Not applicable. This is a three (3) lot commercial subdivision and will be platted in one (1) phase.
(c) Conditions attached to approval of the preliminary plat shall be substantially fulfilled or
secured by the development agreement, as appropriate.
The conditions of the preliminary plat have been substantially fulfilled. Securities will be
required with a Development Agreement.
Public Land Dedication
The City collected cash fee per acre in lieu of land dedication for the commercial development
with Java Lino Lakes final plat. No additional commercial acreage is being added to the plat;
therefore, no additional fees shall be collected.
Title Commitment
The City Attorney reviewed the title commitment and final plat and had no comments.
Agreements
Stormwater Maintenance Agreement
The stormwater facilities will be privately maintained and a Declaration for Maintenance of
Stormwater Facilities will be required.
Development Agreement and Final Plat
A Development Agreement will be prepared by the Cityand shall be executed.
3
Site Improvement Performance Agreement
Site Improvement Performance Agreements will be required for construction of each building.
RECOMMENDATION
Staff recommends approval of the Java Lino LakesSecond Addition final platwith the following
conditions:
1.Declaration and/or agreements and exhibits shall be recorded detailing private
maintenance responsibilities include the driveways, landscaped parking lot medians,
island landscaping, lighting, and other related appurtenances.
The following items shall be addressed prior to release of the final plat mylars:
1. All comments from the City Engineer memo related to the final plat dated August 6,
2025.
The following items shall be addressed prior to issuing building permits within the plat:
1.All comments from the City Engineer memo dated August 6, 2025.
2. All comments from Environmental memo dated August 6, 2025.
3. All applicable plan sheets.
a. The sidewalk on Lot 1, Block 2, Java Lino Lakes shall extend to the south lot line.
ATTACHMENTS
1.Preliminary Plat
2.Final Plat
3.City Engineer Memo dated August 6, 2025
4.Environmental Memo dated August 6, 2025
4
3. City Engineer Memo dated August 6, 2025
Memorandum
To:Katie Larsen, Lino Lakes City Planner
From:Diane Hankee PE, Lino Lakes City Engineer
Date:August 6, 2025
nd
Addition
Re:Java Properties – Lino Lakes Retail2.0 – 2
FinalPlatReview
028824-000
nd
Addition by Java Properties in
WSB reviewed the siteplans for the Lino Lakes Retail 2.0site 2
th
Streetwest of Lake Drive
Lino Lakes, MN, received July 15, 2025. The site is located at 77
(CSAH 23). The lot has frontage along Lake Drive (CSAH 23). Comments were made on the
following documents:
nd
Addition Civil Plans prepared by Design Tree, dated July 15, 2025,
Lino Lakes 2.0 2
received July15, 2025.
The following review comments should be responded to in writing by the applicant. There are
additional redline comments on the planset that should be responded to as well. Not all redline
comments are in the review memo.There were not separate site, utility, or grading plans for
Chipotle, Pacific Dental or O’Reilly’s (only architectural building drawings) so they utilize the same
overall drawingsand may have overlapping comments.
Design Tree Engineering (DTE) (3/11/2025) responses in red.
st
WSB (4/2/2025) responses and new comments in blue. (1Addition)
Design Tree Engineering (DTE) (4/15/2025) responses in green.
nd
WSB (5/7/2025) responses and new comments in purple. (2Addition)
Design Tree Engineering (DTE) (6/19/2025) responses in orange.
nd
WSB (8/6/2025) responses and new comments in navy. (2Addition)
Engineering
General
nd
The Lino Lakes Retail 2.0 2 Addition project proposes to construct three (3) commercial
st
lots from the existing two (2) commercial lots of Lino Lakes Retail 2.0 1Addition Block One.
Thisincludes the similar associated parking lot, utilities, landscaping, and stormwater
st
management featuresas the Lino Lakes Retail 2.0 1Additionspecifically for Block One.
Comments:
1.Revise all plan sheets with updated City plans for the 2025 Market Place Drive
Realignment Project
a.Update items that will be constructed and removed as part of the project
(DTE 3/11/2025) See revised plans
(WSB 4/2/2025)See comments and as-bid plans
st
(WSB 5/7/2025) Comments remain from Lino Lakes 2.0 1Addition
Ms. Katie Larsen
08/06/2025
Page 2
(DTE 6/19/2025) Plans have been updated with the 2025 Market Place Drive
Realignment Project plans.
(WSB 8/6/2025)Complete
b. Coordinate the location and elevation of specific items such as utility services
to be able to best serve the proposed sites within the scope of the City
project.
(DTE 3/11/2025) Noted, see revised plans
(WSB 4/2/2025) See comments and as-bid plans
st
(WSB 5/7/2025) Comments remain from Lino Lakes 2.0 1 Addition
(DTE 6/19/2025) Plans have been updated with the 2025 Market Place Drive
Realignment Project plans.
(WSB 8/6/2025) Complete
2.Developer/Contractor shall coordinate relocation of existing utilities with private utility
companies and City
a. Relocation scheduling is per private utility companies
(DTE 3/11/2025) Noted, this is being coordinated with City/utility companies
(WSB 4/2/2025) Complete with construction
st
(WSB 5/7/2025) Comments remain from Lino Lakes 2.0 1 Addition
(DTE 6/19/2025) Noted, this shall be coordinated during construction.
(WSB 8/6/2025) Complete
b. Developer/contractor responsible for coordinating site construction
scheduling with private utility companies’ scheduling
DTE 3/11/2025) Noted
(WSB 4/2/2025) Complete with construction
st
(WSB 5/7/2025) Comments remain from Lino Lakes 2.0 1 Addition
(DTE 6/19/2025) Noted, this shall be coordinated during construction.
(WSB 8/6/2025) Complete
3. (WSB 8/6/2025) Note on plans that “all work shall be done in accordance with the
current edition of the City of Lino Lakes” General Specifications and Standard Detail
Plates for Street and Utility Construction”
Grading
A grading and drainage plan was provided for the site including paved areas, curb, and
retaining walls.
Comments:
1. Watershed district approval for the City project is still pending. Additional stormwater
features may be required as a result of the final review.
(DTE 3/11/2025) Noted, will coordinate with City for final stormwater design.
(WSB 4/2/2025) Watershed permitting for the City project is approved, no further
design changes are anticipated for that element of design.
2. Call out all EOFs from site stormwater basins, existing and proposed.
(DTE 3/11/2025) EOF locations have been called out on the plans.
(WSB 4/2/2025) Complete
Java Properties - Lino Retail 2.0 Engineering Review
Ms. Katie Larsen
08/06/2025
Page 3
3. Tip-in curb and gutter on islands of the parking lot for Building B will result in ponded
water, specify tip-out.
(DTE 3/11/2025) Locations of tipped-out curb have been added to the plans.
(WSB 4/2/2025) Complete
4. Shift the sidewalk on the west side of the driveway south towards the roadway in
order to eliminate the retaining wall in the City basin.
(DTE 3/11/2025) Sidewalk location has been revised per the comment and the
revised plans provided by the City.
(WSB 4/2/2025) Complete
5. Retaining walls will require permitting through the City separate from the building
permit.
(DTE 3/11/2025) Retaining walls have been eliminated
(WSB 4/2/2025) Complete
6. Provide Emergency Overflow (EOF) elevations for all low points in the parking or
green space areas.
(DTE 3/11/2025) EOF locations have been called out on the plans
(WSB 4/2/2025) Complete
7. (WSB 4/2/2025) Check with Anoka County to see whether connecting to the existing
storm sewer on Lake Drive without crossing Market Place Drive is possible from
infiltration basin IB-1 (assumed INV 906.09)
(DTE 6/19/2025) The plans have been revised per the comment and will be
submitted to the ACHD upon City approval.
(WSB 8/6/2025) This connection appears feasible. Minor flow increases during the
10-year storm event are likely to be accepted by the County.
8. (WSB 4/2/2025) The spot elevations of the proposed entrances behind the curbline
differ from the spot elevations on the City plans. Coordinate what elevations will be
necessary beyond the sidewalk and apron.
st
(WSB 5/7/2025) Comments remain from Lino Lakes 2.0 1 Addition
(DTE 6/19/2025) Plans have been updated with the 2025 Market Place Drive
Realignment Project plans.
(WSB 8/6/2025) Complete
Stormwater Management
Stormwater management for the Lino Retail 2.0 site consists of infiltration basins for the
southern and northern lots. Additionally, some stormwater infrastructure is proposed for the
City realignment of Marketplace Drive. 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
Needed if basins
Existing 6.29 15.11 34.82
landlocked
Java Properties - Lino Retail 2.0 Engineering Review
Ms. Katie Larsen
08/06/2025
Page 4
Currently Needed if basins
5.00 13.36 29.37
Proposedlandlocked
Comments:
1. An approximate City storm sewer alignment is marked up on the plans showing the
pipe intended to provide an outflow for the site rather than emergency overflows. The
northern infiltration basin shall outlet into the pipe.
(DTE 3/11/2025) The plans have been revised with the updated City storm sewer
design
(WSB 4/2/2025) Complete
2. Remove the City infiltration basin between the roadway and parking lot, the basin
west of the driveway access will provide sufficient storage for runoff.
(DTE 3/11/2025) This basin has been removed
(WSB 4/2/2025) Complete
3. Provide an equalization pipe or channel between the existing City stormwater basin
and proposed infiltration basin at the 100-yr HWL (906.3).
(DTE 3/11/2025) The plans have been revised to eliminate interaction between the
City and Development’s stormwater infrastructure.
(WSB 4/2/2025) Complete
4. Pipe storage for infiltration is not allowed for water quality volume or rate control.
Nonperforated pipes must be used for storm sewer conveyance.
(DTE 3/11/2025) The perforated pipes were initially considered to meet the
Department of Labor and Industries requirement to not surcharge storm sewer. The
storm sewer has been revised to eliminate this conflict and has been revised to be
nonperforated.
(WSB 4/2/2025) Complete
5. An outlet control structure will be needed for the southern infiltration basin based on
proposed RCWD rule changes due to go into effect by the end of 2024.
a.At the very least, permanent stabilization is needed along the overflow path
to reduce the likelihood of large-scale erosion in major storm events.
(DTE 3/11/2025) Outlet control structures have been added to both infiltration
basins and a storm sewer connection has been added to the south basin
(WSB 4/2/2025) Complete
6. Soil borings indicate significant amounts of SM soils, meaning design infiltration rates
should be 0.45 in/hr consistent with RCWD and MPCA standards.
(DTE 3/11/2025) The design infiltration rate has been revised to be 0.45 in/hr.
(WSB 4/2/2025) Complete
7. In-situ infiltration rate testing will be needed during or after construction to confirm
designed rates are achievable.
a. Testing before construction can be used to demonstrate infiltration rates
above the 0.45 in/hr standard.
(DTE 3/11/2025) The design infiltration rate has been revised to be 0.45 in/hr
(WSB 4/2/2025) Complete
Java Properties - Lino Retail 2.0 Engineering Review
Ms. Katie Larsen
08/06/2025
Page 5
8. Both infiltration basins must be able to demonstrate they meet 48-hour drawdown
requirements.
(DTE 3/11/2025) Outlets have been added to both basins to provide maximum depth
below outlet of 1.8’ which correlates to a 48-hour drawdown time
(WSB 4/2/2025) Complete
(WSB 8/6/2025) This comment is reopened as IB-1 is now calculated with a 0.8 in/hr
infiltration rate. What is the basis for this increase?
9. The lowest-floor elevation of all buildings must be specified to ensure compliance
with infiltration basin freeboard requirements (basin bottom must be at or below
lowest-floor elevation).
a.This is especially relevant for the potential oil change pit in the Valvoline
building.
(DTE 3/11/2025) The FFE of each building has been added to the plans. The
basement elevation of the Valvoline building has also been added to the
plans.
(WSB 4/2/2025) Complete
10. Show roof drain routing. Tie into storm sewer at or upstream of a sumped structure to
provide pretreatment of roof runoff.
(DTE 3/11/2025) The locations of the roof drains will be finalized once tenants have
been finalized.
(WSB 4/2/2025) Noted, though the locations must still comply with the original
comment.
(DTE 6/19/2025) The locations of the roofdrains for building’s B1 and B2 have been
provided. Building’s A and B will provide the roof drain locations during the building
permit phase.
(WSB 8/6/2025) Complete.
11. The Marketplace Drive roadway and existing stormwater basin, including offsite
tributary drainage, must be included in the HydroCAD model to understand all flows
throughout the site.
(DTE 3/11/2025) The Marketplace Drive roadway and existing stormwater basin have
not been included in the HydroCAD model as there is no interaction between the City
and Development’s stormwater infrastructure.
(WSB 4/2/2025) Complete
12.HydroCAD runoff should be set to “Calculate separate pervious/impervious runoff
(SBUH weighting)” for most accurate runoff results.
(DTE 3/11/2025) The HydroCAD model has been updated per the comment.
(WSB 4/2/2025) Complete
13. Proposed impervious should be entered as paved parking and roof as there is a mix
of both.
(DTE 3/11/2025) The HydroCAD model has been updated per the comment.
(WSB 4/2/2025) Complete
14. Existing and proposed models should route to a Link node to calculate total offsite
flows.
(DTE 3/11/2025) The HydroCAD model has been updated to include one discharge
node for both existing and proposed conditions
(WSB 4/2/2025) Complete
Java Properties - Lino Retail 2.0 Engineering Review
Ms. Katie Larsen
08/06/2025
Page 6
15. Confirm drainage area delineations match site grading, some areas on the perimeter
of the sites do not appear possible to route to proposed stormwater basins as
indicated in HydroCAD.
(DTE 3/11/2025) The drainage areas have been updated per the comment.
(WSB 4/2/2025) The existing modeled drainage area of 4.551 acres exceeds the
proposed modeled drainage area of 4.071 acres. These areas must match for proper
confirmation of rate control.
(DTE 6/19/2025) This will be difficult to accomplish as the marketplace drive right-of-
way is included in the existing drainage pattern, but is being altered to be treated by
the City’s stormwater management BMP. If the runoff rates from the City’s
stormwater management BMP are provided, we could add them to our report to
analyze runoff from the overall development.
(WSB 8/6/2025) As existing conditions modeling is just a runoff node to a basin, it is
recommended to clip out the Marketplace Dr ROW from the existing modeled area.
This will allow for an apples-to-apples comparison, even if existing conditions
includes runoff from the ROW area.
16. For modeling of outflow rates and HWLs, exfiltration is not allowed in HydroCAD to
conservatively design assuming basin infiltration capacity is lost in the future.
(DTE 3/11/2025) Infiltration has been removed from the HydroCAD model per the
comment
(WSB 4/2/2025) Complete
(WSB 8/6/2025) This comment is reopened as both basins are again modeled with
exfiltration outlets.
17. (WSB 4/2/2025) It is recommended to consolidate the parking space curb cuts going
into IB-1.
(DTE 6/19/2025) Noted, these curb cuts have been consolidated.
(WSB 8/6/2025) Complete.
18. (WSB 4/2/2025) The IB-1 storage curve in the HydroCAD modeling is incorrect for
the 906 contour.
(DTE 6/19/2025) Noted, the model has been corrected.
(WSB 8/6/2025) Complete.
19. (WSB 4/2/2025) Some kind of trash screening is needed on the IB-1 outlet opening
to reduce the potential for clogging of the 5” orifice.
(DTE 6/19/2025) The outlet structure has been replaced with an outlet culvert
equipped with a trash guard.
(WSB 8/6/2025) Noted. Please remove the OCS detail on sheet C602 to avoid
confusion.
20. (WSB 4/2/2025) The EOF for IB-2 must include riprap stabilization.
(DTE 6/19/2025) Noted, riprap has been added to the EOF location.
(WSB 8/6/2025) Complete.
21. (WSB 4/2/2025) Provide the vertical separation of the storm sewer crossing the
watermain in Marketplace Dr.
a. Maintain minimum 18” separation with watermain
b. Insulation is needed for when vertical separation is less than 36” with
watermain
(DTE 6/19/2025) The storm sewer noted in the comment has been removed.
Java Properties - Lino Retail 2.0 Engineering Review
Ms. Katie Larsen
08/06/2025
Page 7
(WSB 8/6/2025) Confirm same criteria are met for new proposed storm sewer
alignment connecting to Anoka County storm sewer.
22. (WSB 8/6/2025) The City outfall for the Marketplace Dr storm sewer was shifted 8’
east during construction to better align with ditch grading. The outlet for BMP IB-2
should be shifted ~2’ east accordingly to daylight in a similar fashion.
Water Supply
Existing and proposed water services are provided for the 3 commercial lots through
existing and proposed City infrastructure on Lake Drive (CSAH 23) and the future Market
Place Drive.
Comments:
1. Coordinate with the City 2025 Market Place Drive Realignment Project for providing
the appropriately sized stubs at the appropriate locations
(DTE 3/11/2025) The latest design file provided by the City has been included in the
plans.
(WSB 4/2/2025) See comments and as-bid plans
(WSB 5/7/2025) City to provide two sets of utility stubs (6” PVC C900 water and 4”
PVC sanitary sewer with gate valves roughly at the easement line)
(DTE 6/19/2025) Plans have been updated with the 2025 Market Place Drive
Realignment Project plans.
(WSB 8/6/2025) Complete
2. Verify that the proposed 6” water stubs are sufficient for the building’s combined
domestic and fire suppression needs.
(DTE 3/11/2025) Noted
(WSB 4/2/2025) Complete
3. We recommend that the City Deputy Director of Public Safety-Fire Division review the
proposed plan for water supply and hydrant coverage.
(DTE 3/11/2025) Noted
(WSB 4/2/2025) Current version to be reviewed
st
(WSB 5/7/2025) Comments remain from Lino Lakes 2.0 1 Addition
(DTE 6/19/2025)Personnel from the Fire Division provided comments on hydrant
locations, and the requested hydrants have been added to the plans.
(WSB 8/6/2025) Complete
4. Show removing all watermain up to the gate valve and the hydrant assembly along
th
the current 77 Street
(DTE 3/11/2025) The plans have been revised to include removal of the watermain
and hydrant by the City as that is shown in the Marketplace Dr plans.
(WSB 4/2/2025) City will remove the hydrant assembly but the watermain shall be
removed up to but NOT including the existing gate valve. Plug gate valve for
redundancy
st
(WSB 5/7/2025) Comments remain from Lino Lakes 2.0 1 Addition
(DTE 6/19/2025) The watermain listed in the comment has been marked for removal.
(WSB 8/6/2025) Complete
5. Building A will utilize the existing 6” water service stub instead of installing a new
service tee on the main
Java Properties - Lino Retail 2.0 Engineering Review
Ms. Katie Larsen
08/06/2025
Page 8
a. Lower water service and insulate below the existing basin
(DTE 3/11/2025) The utility plan has been revised per the comment
(WSB 4/2/2025)Show existing service
st
(WSB 5/7/2025) Comments remain from Lino Lakes 2.0 1 Addition
(DTE 6/19/2025) The existing service has been added to the plans.
(WSB 8/6/2025) Complete
6. Remove/abandon/seal all existing wells per Minnesota Department of Health
requirements.
(DTE 3/11/2025) Notes have been added to the Removal Plans stating the
information from the comment.
(WSB 4/2/2025)Complete
7. (WSB 4/2/2025) Provide 6” gate valve when connecting to the western water service
south of Marketplace Drive
a. Provide temporary hydrant or air release bleed pipe on southern end
(DTE 6/19/2025) A hydrant has been added in the location listed in the
comments.
(WSB 8/6/2025) Complete
st
Addition
8. (WSB 5/7/2025) Comments remain from Lino Lakes 2.0 1
Noted, see revised plans
(DTE 6/19/2025)
(WSB 8/6/2025)
Sanitary Sewer
Existing and proposed sanitary sewer services are provided for the 3 commercial lots
through existing and proposed City infrastructure on Lake Drive (CSAH 23) and the future
Market Place Drive.
Comments:
1. Coordinate with the City 2025 Market Place Drive Realignment Project for providing
the appropriately sized stubs at the appropriate locations
(DTE 3/11/2025) The latest design file provided by the City has been included in the
plans.
(WSB 4/2/2025)See comments and as-bid plans
(WSB 5/7/2025) City to provide two sets of utility stubs (6” PVC C900 water and 4”
PVC sanitary sewer with gate valves roughly at the easement line)
(DTE 6/19/2025) Plans have been updated with the 2025 Market Place Drive
(WSB 8/6/2025) Complete
2. Building A will utilize the existing 6” sanitary sewer service stub instead of installing a
new service wye
a. Cut back on the existing riser as necessary to lower the sanitary sewer
service and maintain minimum cover below the existing basin
(DTE 3/11/2025) The utility plan has been revised per the comment.
(WSB 4/2/2025) Show existing service
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(WSB 5/7/2025) Comments remain from Lino Lakes 2.0 1 Addition
(DTE 6/19/2025) The existing service has been added to the plans.
(WSB 8/6/2025) Complete
Java Properties - Lino Retail 2.0 Engineering Review
Ms. Katie Larsen
08/06/2025
Page 9
3. Remove/abandon all existing septic systems per Minnesota Pollution Control Agency
and County requirements.
(DTE 3/11/2025) Notes have been added to the Removal Plans stating the
information provided in the comment.
(WSB 4/2/2025) Complete
Transportation
th
St to the Market Place Dr /
In the 2025 construction season the City will realign 77
CSAH 23 (Lake Dr) signalized intersection. When the Market Place Dr signal was
installed the median at 77th St was also installed. The intent was that 77th would realign
in the future to provide that access again at Market Place Dr. This has been a long
standing plan of the City in coordination with Anoka County. Anoka County completed an
corridor study of Lake Drive in 2020, from Hodgson Rd to Pine St. This study evaluated
access and mobility. As improvements are completed on Lake Dr in the future the
mobility will improve throughout the corridor. This study can be found on Anoka County’s
website.
The Lino Retail 2.0 project site proposes one access to the north and one access to the
south of the realigned Market Place Drive. There will be stubs to the north and south to
extend the drive aisles further in the future. Reference the easement section here within
and planner’s report for access easement information.
As required by Ordinance the applicant submitted a Traffic Impact Study. The proposed
development is expected to generate approximately 214 AM peak hour, 212 PM peak
hour, and 2,680 daily trips. 95% of the daily trips will go directly from the site to Market
Place Dr and eastbound to Lake Dr. Traffic from the proposed development on adjacent
local roadways is considered minimal. Marilyn Dr existing volumes are 170 daily trips and
with the Market Place realignment 270 trips per day are estimated, with the proposed
th
development 370 daily trips. 77 St existing volumes are 175 daily trips and with the
Market Place realignment 250 trips per day are estimated, with the proposed
development 280 daily trips. These volumes are well under capacity for the local
roadways.
The study also analyzed capacity of the following intersections:
CSAH 23 (Lake Dr) & Market Place Dr
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CSAH 23 (Lake Dr) & 77 St W
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77 St W & Marilyn Dr
To evaluate the intersection of CSAH 23 (Lake Dr) & Market Place Dr the intersection of
th
CSAH 23 (Lake Dr) & 79 St was included in the study. The build condition capacity
analysis has an overall LOS A during AM and PM peak hours thus meeting ordinance.
There are no delay or queuing issues identified.
th
Sidewalk will be installed by the City along Market Place Dr from Lake Dr to 77 St/
Marilyn Dr. There is also sidewalk along Lake Dr in the development area. There are
pedestrian crossings at the intersection of CSAH 23 (Lake Dr) & Market Place Dr. The
City has a future tail planned along Lake Dr from Apollo Drive to Main Street.
Java Properties - Lino Retail 2.0 Engineering Review
Ms. Katie Larsen
08/06/2025
Page 10
Comments:
1. The proposed site access’ north and south should be stop conditions.
(DTE 3/11/2025) Stop signs have been added to the entrances per the comment.
(WSB 4/2/2025) Complete
2. We recommend that the City Deputy Director of Public Safety-Fire Division review the
proposed plan for emergency access.
(DTE 3/11/2025) Noted
(WSB 4/2/2025) Current version to be reviewed
st
(WSB 5/7/2025) Comments remain from Lino Lakes 2.0 1Addition
(DTE 6/19/2025) Noted
(WSB 8/6/2025) Complete
3. Provide turning movements for all proposed emergency, garbage, and delivery/semi-
truck vehicles.
(DTE 3/11/2025) Turning exhibits have been provided as a separate submittal.
(WSB 4/2/2025) Current version to be reviewed
st
(WSB 5/7/2025) Comments remain from Lino Lakes 2.0 1 Addition
(DTE 6/19/2025) Noted
(WSB 8/6/2025) Complete
Wetlands and Mitigation Plan
There are no delineated wetlands shown on the existing survey for the site.
Landscaping
Landscaping plans were provided as part of the submittal. The City’s Environmental
Coordinator to review landscaping and provide in-depth comments.
Floodplain
No floodplain impacts are proposed on site.
Drainage and Utility Easements
Drainage and utility easements are required for utilities outside the road right of way and
stormwater systems.
Comments:
1. All stormwater facilities will need to be contained in D&U easements up to the 100-yr
HWL.
2. (DTE 3/11/2025) Noted, these easements will be included in the final plat submittal
3. (WSB 4/2/2025) Complete
Java Properties - Lino Retail 2.0 Engineering Review
Ms. Katie Larsen
08/06/2025
Page 11
4. D&U easement is needed over the proposed City storm sewer running to the north
end of the site.
(DTE 3/11/2025) Noted, these easements will be included in the final plat submittal
(WSB 4/2/2025) Complete
5. Dedicate additional 20' drainage and utility easement for existing sanitary sewer (20'+
deep) along the west side of Lake Drive/CSAH 23.
(DTE 3/11/2025) Noted, these easements will be included in the final plat submittal.
(WSB 4/2/2025)– Submit with Final Plat
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(WSB 5/7/2025) Comments remain from Lino Lakes 2.0 1 Addition
(DTE 6/19/2025) Noted, these easements will be included in the final plat submittal.
(WSB 8/6/2025)Complete
6. Provide an access easement over the rear drive lane from the Market Place Drive
Right of Way to the development line (adjacent with the Legion property)
(DTE 3/11/2025) Noted, these easements will be included in the final plat submittal
(WSB 4/2/2025) – Submit with Final Plat
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(WSB 5/7/2025) Comments remain from Lino Lakes 2.0 1 Addition
(DTE 6/19/2025) Noted, see final plat
(WSB 8/6/2025) Complete – See declaration of easements
7. (WSB 4/2/2025) For Lot 1 Block 2
a. Provide minimum standard 5’ easement to the south side
b. Reduce to standard 10’ easement adjacent to County Road 23/Lake Drive
c. Provide minimum standard 10’ easement adjacent to Market Place Drive
st
(WSB 5/7/2025) Comments remain from Lino Lakes 2.0 1 Addition
(DTE 6/19/2025) Noted, see final plat
(WSB 8/6/2025) Show with platting of Lot 1 Block 2
8. (WSB 4/2/2025) For Lot 2 Block 1
a. Provide additional 10’ (20’ to 30’) adjacent to County Road 23/Lake Drive
(WSB 5/7/2025) Complete
9. (WSB 4/2/2025) For Block 1
a. Change additional rear 65’ drainage and utility easement to additional 45’
access easement (should not overlap existing easements) adjacent to
existing 20’ rear drainage and utility easement
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(WSB 5/7/2025) Comments remain from Lino Lakes 2.0 1Addition
(DTE 6/19/2025) Noted, see final plat
(WSB 8/6/2025) Clarify with Final Plat
Development Agreement
A Development Agreement will be required.
Grading Agreement
Grading agreement not required at this time.
Java Properties - Lino Retail 2.0 Engineering Review
Ms. Katie Larsen
08/06/2025
Page 12
Stormwater Maintenance Agreement
Private stormwater facilities will be maintained through a Declaration for Maintenance of
Stormwater Facilities. Both the Rice Creek Watershed District (RCWD) and the City of Lino
Lakes shall be parties to the Declaration. City Engineer to provide template.
Permits Required
1. NPDES General Construction Permit
(DTE 3/11/2025) Noted, the contractor shall obtain the permit prior to construction.
(WSB 4/2/2025)Complete – To be addressed prior to construction
2. City of Lino Lakes Zoning Permit for construction
(DTE 3/11/2025) Noted, in progress
(WSB 4/2/2025) Complete – To be addressed prior to construction
3. Rice Creek Watershed Permit
(DTE 3/11/2025) A RCWD permit shall be applied concurrently with the city
submittal.
(WSB 4/2/2025) Complete – To be addressed prior to construction
4. Anoka County Right-of-Way Permit if grading work extends into their right of way.
(DTE 3/11/2025) Noted, the contractor shall obtain the permit prior to construction.
(WSB 4/2/2025) Complete – To be addressed prior to construction
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.
Java Properties - Lino Retail 2.0 Engineering Review
4. Environmental Memo dated August 6, 2025
Environmental Memo
To: Katie Larsen, City Planner
From: Tom Hoffman, Environmental Coordinator
Date: August 6, 2025
nd
Re:Environmental Comments– Java Lino Lakes 2 Addition Final Plat
th
The Environmental board reviewed the proposed plans at their April 30, 2025 meeting and
recommendedthe following comments:
1.Remove plantings from IB-2 basins EOF route, planting should not encroach
on maintenance access
2. The northern most American Larch planted on sheet L102 should be moved
away from the pipe and flare of the storm sewer outlet.
3. A six (6) foot high maintenance free privacy fence shall be located along the west
lot lines of all three (3) lots.
a. Detail sheet has been removed, include the detail to confirm maintenance
free
4. Screening of 30” is required adjacent from the drive through lane on block 1 lot 3
along Lake Drive. Provide screening along the backside of the drive through to
screen headlights from shining into Lake Dr.
5. Provide additional plantings/screening along Lake Drive to enhance the site and
reduce hard cover and turf.
6. Provide a structure prior to discharge in the swale at the SE corner of the drive
through.
a. Rain Guardian Turret or other approved equal is recommended for
pretreatment and energy dissipation.
7. Outlet from the 12” pipe going under the sidewalk to have energy dissipation on
down stream side.
8. Connect Proposed side walk from Market Place Drive into the development at
block 1 lot 3 to provide pedestrian facilities into the site.
a. Currently sidewalk would lead pedestrians to the private entrance, and
they would need to walk along the road and through the parking lot.
PLANNING & ZONING BOARD
AGENDA ITEM 6E
STAFF ORIGINATOR:Katie Larsen, City Planner
MEETING DATE:August 13, 2025
REQUEST:Clearwater CommonsFinalPlat
CASE NUMBER: FP2025-0004
APPLICANT: Capital Real Estate, Inc.
Attn: Allison Morgan
7650 Edinborough Way, Suite 200
Edina, MN 55435
OWNER: Alino, LLC
Attn: Paul Schreier
3435 Labore Road, Suite 150
Vadnais Heights, MN 55110
INTRODUCTION
The applicant, Capital Real Estate, Inc., submitted a land use application for Clearwater
Commons finalplat. The finalplat is for three (3) commercial lots north of CSAH 14 (Main
st
Street), west of I-35E, east of 21 Avenue North and south of the park and ride. A stand-alone
Chipotle Restaurant is proposed on Lot 1.
Tentative Review Schedule:
Complete Application Date:July 18, 2025
60-Day Deadline: September 16, 2025
Environmental Board Meeting:N/A
Park Board Meeting: N/A
Planning & Zoning Board Meeting: August 13, 2025
City Council Work Session: September 8, 2025
City Council Meeting:September 8, 2025
This staff report is based on the following information:
1
Preliminary Plat prepared by Bogart, Pederson & Associates, Inc. revision date July 10,
2025
Final Plat prepared by Bogart, Pederson & Associates, Inc. received on July 11, 2025
Title Commitment dated June 3, 2025
BACKGROUND
On June 9, 2025, the City Councilpassed Resolution No. 25-78approving the Clearwater
Commonspreliminary plat. The Council staff report and resolution detail the project’s
consistency with the City’s Comprehensive Plan and compliance with the City Code.
ANALYSIS
The finalplat contains the following lotsand outlots:
Parcel AcresPurpose
Lot 1, Block 11.01 acres Chipotle Restaurant
Lot 2, Block 10.63 acres Future Retail
Lot 3, Block 1 0.64 acres Future Auto Service
Outlot A 11.88 acresFuture development
TOTAL 14.16 acres
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All additional road right-of-way along 21 Avenue North was dedicated on the Alino Addition
final plat.
Findings of Fact
Per City Code Section 1001.057 Review, Approval or Denial:
(1)The Planning and Zoning Board shall consider the final plat and the Community
Development Department shall forward the Planning and Zoning Board recommendations to
the City Council. Thefollowing requirements shall be met before consideration of the final plat
by the Planning and Zoning Board:
(a)The final plat shall substantially conform to the approved preliminary plat and phasing
plan;
The final plat substantially conforms with the preliminary plat.
2
(b) For plats that consist solely of individual single family residential lots, final plat
applications for subsequent phases shall not be approved until building permits have
been issued for 40% of lots in the preceding phase. This division applies only when the
preceding phase consists of 40 or more lots; and
Not applicable. This is a three (3) lot commercial subdivision.
(c) Conditions attached to approval of the preliminary plat shall be substantially fulfilled or
secured by the development agreement, as appropriate.
The conditions of the preliminary plat have been substantially fulfilled. Securities will be
required with a Development Agreement.
Public Land Dedication
The City will collect cash fee in lieu of land dedication based on the acreage of the three (3)
commercial platted lots.
Clearwater Commons
2.28 acres x $2,600 per acre = $5,928
Title Commitment
The City Attorney reviewed the title commitment and notes that the plat and development
agreement shall be recorded before any mortgage interests.
Agreements
Stormwater Maintenance Agreement
The stormwater facilities will be privately maintained, and a Declaration for Maintenance of
Stormwater Facilities will be required. Both the Rice Creek Watershed District (RCWD) and the
City of Lino Lakes shall be parties to the Declaration
Development Agreement and Final Plat
A Development Agreement will be prepared by the City and shall be executed.
Site Improvement Performance Agreement
Site Improvement Performance Agreements will be required for the construction of each
commercial building.
3
RECOMMENDATION
Staff recommends approval of the Clearwater Commons final plat with the following conditions:
1.A shared access, parking, and maintenance agreement and exhibit shall be recorded.
2. The plat and development agreement shall be recorded before any mortgage lenders.
The following items shall be addressed prior to the releaseof the final plat mylars:
1. All comments from the City Engineer memo dated August 6, 2025.
2. All comments from the Environmental Coordinator memo dated August 6, 2025.
3. All comments from MNDOT letter dated August 5, 2025.
ATTACHMENTS
1.Preliminary Plat
2.Final Plat
3.City Engineer Memo dated August 6, 2025
4.Environmental Coordinator Memo dated August 6, 2025
5.MNDOT Letter dated August 5, 2025
4
3. City Engineer Memo dated August 6, 2025
Memorandum
To:Katie Larsen, Lino Lakes City Planner
From:Diane Hankee PE, Lino Lakes City Engineer
Date:August 6, 2025
Re:Clearwater Commons
FinalPlatReview
028758-000
WSB reviewed the FinalPlat submittalfor the Clearwater Commonssitein Lino Lakes, MN,
st
Avenue and
received July 11, 2025. The site isapproximately 14.1acres and located east of21
north of Main Street. Comments were made on the following documents:
Clearwater Commons – FinalPlat submittalprepared Bogart, Pederson & Associates,
dated July 10, 2025, received July 14, 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.
BPA (7/7/2025) responses in red.
WSB (8/6/2025) responses and new comments in blue.
Engineering
General
The Clearwater Commons commercial development proposesto createthree (3) current
st
Avenue North through the site to the private
commercial lots with looping access from 21
street to the northand outlots the remaining area for future commercial development. A
Master plan was provided that laid out an idea of how the remaining outlotted areas could be
platted in the future.
Grading
A grading and drainage plan was provided for the site which included paved areas, curb,
and retaining walls for the initial Chipotle site as well as the looping access to the private
road to the north.
Comments:
1.See comments provided on Chipotle Site review memo and plan redlines
BPA (7/7/2025)Redline comments received and reviewed and revisions have
been incorporated into revised plans resubmitted.
WSB (8/6/2025)Complete
Ms. Katie Larsen
8/6/2025
Page 2
2. Provide all structure inlet elevations
BPA (7/7/2025)Additional grade elevations are called out on the grading plan where
inlets of structures are. Full structure information is provided on the utility plan.
WSB (8/6/2025) Complete
3. Provide EOF elevations, locations and routes for all low points
BPA (7/7/2025) EOF's are now clearly shown for all low points.
WSB (8/6/2025) Complete
4. Per Anoka County Review
a. Internal site grading shall not commence until the requested ACHD
Engineering plan approvals are received and the applicable permits can be
issued.
BPA (7/7/2025) Comment noted
WSB (8/6/2025)Complete
b. As proposed, the plat will not introduce any new access points onto CSAH
14, and the right of access is dedicated to Anoka County in the plat. Any
existing driveways and field entrances shall be removed, and the ditch
section restored to match existing depth, slope, and grades.
BPA (7/7/2025) Comment noted
WSB (8/6/2025) Complete
c. Please note that no plantings or private signs will be permitted within the
county right of way and care must be exercised when locating private signs,
building, structures, plantings, berms, etc. outside of the county right of way,
so as not to create any new sight obstructions for this section of CSAH 14.
BPA (7/7/2025) This note has been added to the landscaping plan
WSB (8/6/2025) Complete
Stormwater Management
The stormwater management calculations for the Clearwater Commons preliminary plat
match those of the Chipotle site, see comments for that site. Additional comments on
detailed storm sewer review may still come up for the non-Chipotle lots as they submit for
site plan reviews.
The SWMP dated 4/25/25 appears to largely address Stormwater Management comments
made for the Chipotle site. However, detailed review of those comments will be made with a
resubmittal for that site.
Water Supply
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Avenue will be utilized and
The existing 8” watermain stub at the intersection with 21
extended to the eastern limits of the development to serve the 3 commercial lots to the
south and potentially one or more of the future commercial lots to the north.
Comments:
1. We recommend that the City Deputy Director of Public Safety-Fire Division review the
proposed plan for water supply and hydrant coverage.
Clearwater Commons – Engineering Review
Ms. Katie Larsen
8/6/2025
Page 3
a. Verify adequate fire flows for 8” non-looped design
BPA (7/7/2025)See Fire Flow Test Review letter from Nova Fire Protection
enclosed. Available flow and pressure is sufficient for proposed development.
WSB (8/6/2025) Provide turning movement diagram for emergency access to
the hydrants and sites
2. Call out all utility crossings
a. Provide minimum 18" separation between water and sewer
b. Insulate when separation between water and storm sewer is less than 36"
BPA (7/7/2025) Utility crossing invert and top elevations are now called out.
WSB (8/6/2025) Complete
3. Provide utility service(s) for future commercial lots to the north
a. Consider extending watermain along access road north and looping to
Michaud Way to improve resiliency and limit impacts to the roadway with
possible future utility installations.
BPA (7/7/2025) Utility services are now provided to the 2 lots on the north
side of the east-west drive aisle. It is infeasible to connect the water main to
the north. Future lots on the north will be able to extend that watermain as
needed.
WSB (8/6/2025) Complete
4. Note existing 8" gate valve shown on watermain stub in record plans
a. Test existing gate valve (2015) and
if keeping
i. Connect to existing 8" DIP watermain; delete proposed 8" gate valve
BPA (7/7/2025) The existing gate valve is proposed to be kept. A
note has been added to field test existing gate valve.
WSB (8/6/2025) Complete
if not keeping
ii. Remove existing 8" DIP pipe back to and including existing gate
valve; Connect to existing 8" DIP watermain with new 8" gate valve
5.Install 8" gate valve to isolate Lot 1/Chipotle service
BPA (7/7/2025) Gate valve has been added
WSB (8/6/2025) Complete
6. Call out phase limits for Lot 2 water service
BPA (7/7/2025) These limits are now more clearly called out.
WSB (8/6/2025) Complete
Sanitary Sewer
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Avenue will be utilized and
The existing 8” sanitary sewer stub at the intersection with 21
extended to the eastern limits of the development to serve the 3 commercial lots to the
south and potentially one or more of the future commercial lots to the north.
Comments:
1. Match existing sanitary sewer pipe slope (0.40% - field verify) from connection
through to first structure
BPA (7/7/2025) The sanitary sewer is now matching the existing slope
Clearwater Commons – Engineering Review
Ms. Katie Larsen
8/6/2025
Page 4
WSB (8/6/2025) Complete
2.Adjust SAN MH 1-6 location such that angles are at or greater than 90 degrees
a. Avoid placing in proposed wheel paths
BPA (7/7/2025) This MH has been adjusted to get the 90 degree connection
and be in the middle of the right drive lane.
WSB (8/6/2025) Complete
b. Better clarify (provide detail) how the proposed 3’+ drop will be achieved
BPA (7/7/2025) Now a small 1 foot drop is proposed, which can utilize the
existing detail.
WSB (8/6/2025)Complete`
3. Consider 6" (instead of 4”) diameter services for Lots 1& 2 for future flexibility of
commercial tenants
BPA (7/7/2025) 6” services are now proposed
WSB (8/6/2025) Complete
4. DOLI typically requires minimum 2.00% slope with service pipes less than 8"
BPA (7/7/2025) These services are now 2%.
WSB (8/6/2025) Complete
5. WSB (8/6/2025) Sanitary sewer manhole/castings close to proposed curb line
a. Recommend shifting structures to centerline or center eastbound lane to
keep castings out of wheel paths and allow for pavement
installation/compaction
b. Maintain 10’ horizontal separation from watermain
Transportation
The current Clearwater Commons development proposes extending an access road to
st
Avenue and extending to the eastern
the east from the existing entrance at 21
development limits. A second access road is proposed to be teed from the first access
road to the north to connect to Michaud Way. A traffic study and analysis was conducted
for the overall development and all redline comments have been addressed.
Comments:
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1. A right-in right-out access is required at the intersection of the access road with 21
Avenue
a. A median (porkchop) at the intersection will be required to direct traffic
BPA (7/7/2025) A median is now incorporated at the entrance. A Right only
sign is also included.
WSB (8/6/2025) See Figure 6-2.9 in the MnDOT Traffic Engineering Manual
for required regulatory signage and general pork chop shape at right-in/right-
out intersections.
2. The submitted Traffic Impact Study is in the process of being reviewed and additional
comments will be forthcoming.
BPA (7/7/2025) See revised Traffic Study and Comment Response letter.
WSB (8/6/2025) All comments have been addressed.
Clearwater Commons – Engineering Review
Ms. Katie Larsen
8/6/2025
Page 5
3. Provide specific typical sections for access roads
a.Note proposed road crown or cross drainage.
BPA (7/7/2025)A typical section for the access road is now included
WSB (8/6/2025) Typical section added to sheet C24.
4. Per Anoka County Review
a. As proposed, the plat will not introduce any new access points onto CSAH
14, and the right of access is dedicated to Anoka County in the plat.
BPA (7/7/2025) Comment noted.
WSB (8/6/2025) Complete
Wetlands and Mitigation Plan
The site is proposing to impact 28,573 square feet of an existing wetland. This impact is
proposed to be offset by purchasing wetland credits.
Landscaping
The City’s Environmental Coordinator to review landscaping and provide additional in-
depth comments when provided.
Comments:
1. It is recommended that tree plantings are deconflicted with drainage structures to
avoid future root intrusion. This conflict is present for CBMH 4-8.
BPA (7/7/2025) This tree has been moved to the west.
WSB (8/6/2025) Complete
Floodplain
No floodplain impacts are proposed on site.
Drainage and Utility Easements
Comments:
1. Clarify limits of public and private utilities
a. Additional utility easements are to be provided with shared utility mainline
extensions (not services).
BPA (7/7/2025
i. The only public utility easements being created are the perimeter
drainage and utility easements granted around the 3 lots per the
Final Plat.
ii. Private Access and Utility Easement will be granted over the east-
west drive aisle for the benefit of the private lot owners within the
development. See depiction provided.
iii. Private Access and Utility Easement will be granted over the east-
west drive aisle for the benefit of the private lot owners within the
development. See depiction provided.
Clearwater Commons – Engineering Review
Ms. Katie Larsen
8/6/2025
Page 6
st
WSB (8/6/2025)Private water will be all water east of the gate valve in 21
Avenue. Private sanitary sewer will be all sanitary sewer east of the manhole
st
in 21Avenue.
2.Drainage and utility easements are required for stormwater systems. This includes
the area encompassing the 100-yr HWL of any BMPs. Existing utility (sanitary and
water) easements to remain and additional utility easements are to be provided
with shared utility mainline extensions (not services).
BPA (7/7/2025)Comment noted
WSB (8/6/2025)Complete
3.The full footprint of the underground BMP must be contained within a drainage and
utility easement.
A depiction and description of the proposed easement area has
BPA (7/7/2025)
been drafted. We propose dedication of the easement by separate document —
perhaps the tri-party agreement with the City and the RCWD?
WSB (8/6/2025)Future discussions with Applicant, City, and RCWD will be needed
4.Per Anoka County Review
a. A The existing right of way along CSAH 14 is approximately 80 feet north of
centerline which should be sufficient for future reconstruction purposes.
BPA (7/7/2025)Comment noted.
WSB (8/6/2025) Complete
5.WSB (8/6/2025) We recommend that the areas in red below also be included as
public D&U’s and be added to the plat.
Clearwater Commons – EngineeringReview
Ms. Katie Larsen
8/6/2025
Page 7
Development Agreement
A Development Agreement will be required with the final plat.
Grading Agreement
Grading agreement not required at this time.
Stormwater Maintenance Agreement
The stormwater facilities will be privately maintained and a Declaration for Maintenance of
Stormwater Facilities will be required. Both the Rice Creek Watershed District (RCWD) and
the City of Lino Lakes shall be parties to the Declaration.
Permits Required
1. NPDES General Construction Permit
2. City of Lino Lakes Zoning Permit for construction
3. MDH Watermain Extension
4. MPCA/MCES Sanitary Sewer Main Extension
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.
Clearwater Commons – Engineering Review
4. Environmental Coordinator Memo dated August 6, 2025
Environmental Memo
To: Katie Larsen, City Planner
From: Tom Hoffman, Environmental Coordinator
Date: August 6, 2025
Re:Environmental Comments– Clearwater Commons Final Plat
Environmental Board had recommended the following at their April 30, 2025 meeting:
1. Recommend stubbing or extending future sidewalk to the north along the
proposed road for future pedestrian connections.
2.Sidewalk can be added when additional lots are subdivided for development.
Stubbing the sidewalk now will make sure the pedestrian ramps will be in
compliance and not have to regrade or remove existing walk.
3. Ten trees are proposed for impacts on the resource inventory page. Provide a tree
survey of all trees onsite that are significant.
4. Trees to be removed should be categorized by area. If they are in the basic use
area mitigation is not required. Trees within an ESA require additional mitigation.
5. Landscaping and planting requirements are to be met individually as each lot
develops.
a. On sheet C14 include ESA location of trees in the current table
b. Provide mitigation calculations on either C13 or C14 of the replacement
trees required.
c. Tree species quantities vary on C12 and C13. C12 shows 50 trees and C13
shows 52
i. 1 less locust and 1 less maple on C12. Confirm tree numbers and
ensure they match on all sheets
6. Show maintenance access to the new proposed outlet to the existing sw
stormwater basin. It appears that the proposed retaining wall would limit future
maintenance.
7. Currently proposing sod along the SW stormwater basin. This area should have a
native buffer. Use MNDOT seed mix to establish buffer
8. Sod is being proposed along private road, recommend using low mow turf grass
or native grasses where feasible.
9.Water conservation should be considered by reducing areas that need required
maintenance and watering.
10. Stormwater management for the site is to be reviewed by the City Engineer and
will be required for each site to meet requirements at the time of building.
11. Proposed underground filtration will require pretreatment and additional access
points for future maintenance and inspection.
12. Redundant perimeter control is shown around wetlands and existing stormwater
facilities. Note or show detail that redundant perimeter control should be spaced
3-5’ apart.
13. Final review of erosion and sediment control will be completed with final plans.
14. Review of rare, unique, and sensitive areas should be completed for the site.
Primarily areas of wetland impact should be included to verify there are no rare
or endangered wetland species.
15. Copy of final NPDES permit will be required be issuance of grading permit. All
requirements for the SWPPP shall meet MPCA design standards.
16. Provide a Blandings Turtle mitigation plan
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Metropolitan District
1500 County Road B-2 West
Roseville, MN 55113
August 5, 2025
Katie Larsen
City Planner
City of Lino Lakes
600 Town Center Parkway
Lino Lakes, MN 55014
SUBJECT:Clearwater Commons
MnDOT Review #P25-020A
NW Quadrantof I35E and Main St (CSAH 14)
Lino Lakes,AnokaCounty
Dear Katie Larsen,
The Minnesota Department of Transportation (MnDOT) has reviewed the final plat for Clearwater
Commons, in compliance with Minnesota Statute 505.03, subdivision 2, Plats. Before any further
development, please address the following:
Water Resources
A MnDOT drainage permit is required before development occurs. The permit applicant shall demonstrate
that the off-site runoff entering MnDOT drainage system(s) and/or right of way will not increase. The
drainage permit application, including the information below, should be submitted online to:
https://olpa.dot.state.mn.us/OLPA/.Please upload this letter with the drainage permit application.
The following information must be submitted with the drainage permit application:
1.Grading plans, drainage plans, and hydraulic calculations demonstrating that proposed flows to
MnDOT right of way remain the same as existing conditions or are reduced.
2.Existing and proposed drainage area maps with flow arrows and labeling that corresponds with the
submitted calculations.
3.Hydro CAD model and PDF of output for the 2, 10, and 100-year Atlas 14 storm events.
Once a drainage permit application is submitted, a thorough review will be completed and additional
information may be requested. Please contact Jason Swenson, Water Resources Engineering, at
jason.swenson@state.mn.usor 651-234-7539 with any questions.
Transit
If there are construction impacts to 21stAve,such as closure or detour,that would impact the Park and
Ride location just north of Michaud Way,coordination with Metro Transit is required.
Please coordinate with Metro Transit at the following email address if there are any impacts to bus stopsor
transit routesin the area: Transit-BusOps-StreetSup-AssistManagers@metc.state.mn.us.
Please contact Amrish Patel, Transit Advantages Coordinator, at amrish.patel@state.mn.usor 651-234-
7949, with any questions.
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Permits
Any work that affects MnDOT right of way will require an appropriate permit. All permits are available and
must be applied at: https://olpa.dot.state.mn.us/OLPA/. Upload this letter when applying for permits.
For questions regarding permit submittal requirements, please contact Buck Craig of MnDOT’s Metro
District Permits Section at buck.craig@state.mn.us or 651-775-0405.
Review Submittal Options
MnDOT’s goal is to complete reviews within 30 calendar days. Review materials received electronically
can be processed more rapidly. Do not submit files via a cloud service or SharePoint link. In order of
preference, review materials may be submitted as:
1. Email documents and plans to metrodevreviews.dot@state.mn.us. Attachments may not exceed
20 MB (megabytes) per email. Documents can be zipped as well. If multiple emails are necessary,
number each email.
2. Files over 20 MB can also be uploaded to MnDOT’s Web Transfer Client site:
https://mft.dot.state.mn.us. Contact metrodevreviews.dot@state.mn.us, and staff will create a
shared folder in which files can be uploaded to. Please send an accompanying email with a
narrative for the development.
You are welcome to contact me at regina.burstein@state.mn.us with any questions.
Sincerely,
Regina Burstein
Senior Planner
Copy sent via email:
Jason Swenson, Water Resources
Michael Kowski, Maintenance
Buck Craig, Permits
Molly McCormick, Multimodal Planning
Chinou Vue, Right of Way Keith Jakober, Surveying
Rabindra Pariyar, Traffic Tod Sherman, Planning
Amrish Patel, Transit Cameron Muhic, Planning
Matthew Parent, Area Manager Scott Shaffer, Planning
Mohammad Dehdashti, Design Joseph Widing, Metropolitan Council
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