HomeMy WebLinkAbout09/10/2025 PZ Combined Packet
PLANNING & ZONING BOARD AGENDA
Wednesday, September 10, 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: August 13, 2025
6.Action Items
A. CONTINUED PUBLIC HEARING: Peltier Ponds Comprehensive Plan Amendment,
Rezoning, PUD Preliminary Plan and Preliminary Plat
B.PUBLIC HEARING:Zoning Ordinance Text Amendment (City Code Chapter 1007)
Relating to Cannabis Microbusiness and Mezzobusiness
C. PUBLIC HEARING: Lake Amelia Woods Preliminary Plat Application Amendment
D. Wilkinson Waters PUD Final Plan/Final Plat
E.Hampton Addition 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: August 13, 2025
TIME STARTED: 6:30 P.M.
TIME ENDED:8:17 P.M.
MEMBERS PRESENT:Isaac Wipperfurth, Nathan Vojtech, Neil Evenson
Michael Root, Suzy Guthmueller, Perry Laden,
Patrick Kohler
MEMBERS ABSENT:None
STAFF PRESENT:Michael Grochala, Katie Larsen, 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 August 13, 2025.
2.PLEDGE OF ALLEGIANCE
3.PUBLIC COMMENT
Mr. Root declared public comment openat 6:33 p.m.
Carol Featherstone, 631 Andall Street, spoke about the Natures Refuge North Final Plat.
Ms. Featherstone was concernedabout the differences between the preliminary and
final plat. Ms. Featherstone wanted to address the connection with Andall Street for
emergency access only.
Mr. Vojtech moved to close public comment. Motion seconded by Mr. Kohler. Public
comment was closed at 6:35 p.m.
4.APPROVAL OF AGENDA
The agenda was approved as presented.
5.APPROVAL OF MINUTES
DRAFT MINUTES
Planning & Zoning Board
August 13, 2025
Page 2
Mr. Kohlermoved to approve the July 9, 2025meeting minutes. Motion seconded by
Mr. Ladenwith one change. Motion carried 6–0with one abstention.
6. ACTION ITEMS
A. Public Hearing: Lino Lakes Main Street Master Plan
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 4th Avenue. The purpose of the moratorium is to allow for the completion of
a master plan and AlternativeUrban Areawide Review (AUAR) for the area. The
moratorium will end on August 15, 2025.
The AUAR comment period ended on June 26th and responses to comments have been
prepared by the project team. The adoption of the AUAR was 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.
Mr. Wipperfurth had questions about the next steps once the Master Plan is adopted.
Mr. Grochala let the Board know that the City would need to makea Comprehensive
Plan Amendment, which would amend the current 2040 Plan. Mr. Wipperfurth asked
whether developers would be able to apply to develop the land before the
comprehensive plan is adopted. Mr. Grochala explained that theoretically someone
could submit an application but they would have to follow the upcoming adoption.
Mr. Vojtech had questions about the addition of wells to the area. Mr. Grochala
explained that two wells need to be added over the next thirty years. The wells would
be added as needed when future development starts.
Mr. Root opened the public hearing at 6:57 p.m.
DRAFT MINUTES
Planning & Zoning Board
August 13, 2025
Page 3
Angela Coil, 7672 Sunset Avenue, asked for a better understanding of Sunset Avenue
becoming a gateway since there is some confusion with the county. Ms. Coilhad
concerns regarding the potential increase in trafficin the area. Ms. Coil likes the small
town feel of Lino Lakes and does not think the City needs to develop as quicklyand
believes residents are opposed to high density housing.
Sue Bass, 197 Shetland Lane, had concerns regarding the proposed connection of
Century Trail to Main Street. Ms. Bass was worried that Robinson Drive would
experience vehicles travelling faster through the area to avoid potential traffic. Ms. Bass
had concerns about the safety of families in the neighborhood if more traffic were to
travel through.
Julia Nelson, 689 Oak Lane, was glad the topic of water consumption in the area was
brought up. Ms. Nelson had concerns about the City being sued for overuse of water.
Ms. Nelson does not think it would be as simple as adding more wells to provide water
for potential future developments. Ms. Nelson understands that the City must follow
guidelines put in place by the Metropolitan Council, but believes Lino Lakes should take
a stand.
Sam Bennett, 6841 Lakeview Drive, wanted to speak on prioritizing parks being closer to
commercial space. Mr. Bennett believes having the park away from the commercial
space in the proposed plan would not promote community development.
Chris Stowe, 426 Pine Street, agreed with the previous comment regarding water and
wells concerns. Mr. Stowe brought up concerns regarding speed limits and safety on
Pine Street with potential new developments. Mr. Stowe is not in favor of higher density
housing.
Mr. Vojtech moved to close the public hearing. Motion seconded by Mr. Kohler. The
public hearing was closed at 7:09 p.m.
Mr. Root addressed comments made during the public hearing. Mr. Root asked staff to
clarify Sunset Avenue becoming a gateway. Mr. Grochala stated that the gateway would
be more aesthetic not becoming a highway. Sunset Avenue is a county road and the
county is currently designing. Mr. Grochala explained that Main Street would be where
the majority of traffic would be routed.
Mr. Root wanted to address the comments regarding density requirements. Mr.
Grochala stated that comments and resident concerns regarding density have been
frequent for thirty years. The City is growing in the path of development for the metro
area and the City is required to meet density requirements per Metropolitan Council
DRAFT MINUTES
Planning & Zoning Board
August 13, 2025
Page 4
and state legislature. The City is trying their best to address those concerns with the
residents.
Mr. Root wanted to address pushing back on the Metropolitan Council. Mr. Grochala
spoke about a previous lawsuit with Lake Elmo and the risks to pushing back on the
Metropolitan Council.
Mr. Root wanted to address the concerns about traffic. Mr. Grochala stated that there
was a very extensive traffic study performed in the AUAR. The growth of all the cities
around us is also a factor in how the City will move forward with developing the roads.
Mr. Grochala stated the City must match what is going on with the county updates to
the roads. Mr. Grochala stated that in the current 2040 Comprehensive Plan, Robinson
Drive is a collector street.
Mr. Root wanted to address the wells and drinking water. Mr. Grochala stated the City
has a long-range plan for water use. The Metropolitan Council is observing our water
use to get a better understanding of trends for future development in the metro area.
Mr. Grochala explained that currently the biggest concern is trying to eliminate water
use for irrigation. Mr. Root wanted to address that development would not be allowed if
there was no water supply. Mr. Grochala confirmed.
Mr. Root wanted to address the flooding. Mr. Grochala stated that the Northwest area
is low elevation and are in floodplains. The Board is aware that the Citydoes extensive
flood studies. Mr. Grochala stated that developers will have to prove that they will be
able to accommodate the flooding in the area.
Mr. Root wanted to address the parks in this plan. Mr. Grochala spoke about the City’s
plan to have few larger parks with more enhancements. Mr. Grochala stated that this
plan is a guideline and that a potential development could come in and place a park
closer to commercial areas.
Mr. Root wanted to address the comments about Madinah Lakes and potential new
development applications being able to come in with the moratorium being lifted
August 15, 2025. Mr. Grochala explained that if the developers were to come in they
would be going through the land use application process along with the comprehensive
plan amendment.
Ms. Guthmueller had a question about Metropolitan Council and the requirements for
density. Ms. Guthmueller understoodthat there would be lawsuits if the City were to
not follow their adopted guidelines but wants better understanding of theMetropolitan
DRAFT MINUTES
Planning & Zoning Board
August 13, 2025
Page 5
Councils purpose. Mr. Grochala explained the purpose of the MetropolitanCouncil. Any
updates the City makes to our comprehensive plan would have to go before the
Metropolitan Council to ensure we are aligned with the regional plans. The
Metropolitan Council plays a role in helping the community with access to sanitary
sewer and water. The City mustprovide a share of the region’s affordable housing. The
City must make accommodations for affordable housing along with the surrounding
cities. The MetropolitanCouncil requires the Cityto have a certain amount of land that
is guided to affordable housing.
Ms. Guthmueller wonders if we are building out too quickly and if there is a need for
this much housing in the area. Ms. Guthmueller also had questions regarding
surrounding cities and if we are all followed by the same rules. Mr. Grochala explained
that the Metropolitan Council does have different standards depending on the City and
does factor individual cities. Mr. Grochala explained that Lino Lakes forecasted
population growth has been consistently slow compared to that of Blaine and Hugo.
Ms. Guthmueller wanted to know if Metropolitan Council had to approve the Master
Plan. Mr. Grochala explained that the Metropolitan Council would approve the
amendment to the Comprehensive Plan but not the Master Plan itself. Ms. Hankee
pointed out that Lino Lakes did push back on density with Metropolitan Council
previously.
Mr. Evenson moved to approve the Main Street Master Plan. Motion seconded by Mr.
Laden. Motion carried 7-0.
B. Continued 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.
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.
DRAFT MINUTES
Planning & Zoning Board
August 13, 2025
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Mr. Wipperfurth had a question about the extension of the public hearing, and wants a
better understanding what the developer could do against the City. Ms. Larsen
explained we have the ability to extend the process up to 120 days total.
Will Rogers, 7608 Peltier Lake Drive, wanted to speak about issues he mentioned at the
public hearing held in July. Mr. Rogers is in favor of City water being provided to the
area.Mr. Rogers had concerns that more people would access his property. Mr. Rogers
was not in favor of a road connection for public safety purposes and does not believe it
would be necessary.
Mr. Root addressed the extension to the existing road. Ms. Larsen stated this would be
addressed when the preliminary plat comes back in. Ms. Larsen stated that City staff is
still waiting for responses from the applicant to address concerns mentioned at the July
Planning and Zoning meeting.
Ms. Guthmueller moved to continue the public hearing to the next Planning and Zoning
meeting to allow the developer time to address staff concerns. Motion seconded by Mr.
Vojtech. Motion carried 7-0.
C. Natures Refuge North PUD Final Plan/Final Plat
Ms. Larsen presented the staff report.
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.
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.
Mr. Evenson had questions regarding the outlot on the plat. Ms. Larsen stated that the
City wanted to make sure the developer accommodated that lot for a single-family
home as shown previously.
Mr. Kohler moved to approve the PUD final plan and final plat subject to the conditions
listed in the staff report. Motion seconded by Mr. Evenson. Motion carried 7-0.
D. Java Lino Lakes Second Addition Final Plat
DRAFT MINUTES
Planning & Zoning Board
August 13, 2025
Page 7
Ms. Larsen presented the staff report.
The applicant, Java Companies, LLC., submitted a land use application for Java Lino Lakes
Second Addition final plat. The final plat subdivides Lot 2, Block 1, Java Lino Lakes into
two (2) separate lots.
On April 14, 2025, the City Council passed Resolution No. 25-45 approving the Java Lino
Lakes final plat. The plat created three (3) commercial lots along Lake Drive. Lot 2, Block
1, Java Lino Lakes was proposed to have a 3 unit multi-tenant retail building. The
applicant is now proposing to subdivide this lot into 2 lots for the purpose of
constructing a standalone Chipotle Restaurant and a standalone Pacific Dental office.
Lot 1, Block 1, Java Lino Lakes 2nd Addition will still be an O’Reilly’s Auto Parts retail
store as originally planned.
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.
Ms. Guthmueller had a question about if there would be an oil change location still. Ms.
Larsen clarified that this is the second addition and that would be in the first addition
and has not changed.
Mr. Evenson had questions about the drainage discrepancies in the engineering report.
Ms. Hankee explained that the drainage issues have been resolved, Rice Creek has also
provided comments with the developer.
Mr. Vojtech moved to approve the final plat subject to the conditions listed in the staff
report. Mr. Wipperfurth seconded the motion. Motion carried 7-0.
E. Clearwater Commons Final Plat
Ms. Larsen presented the staff report.
The applicant, Capital Real Estate, Inc., submitted a land use application for Clearwater
Commons final plat. The final plat is for three (3) commercial lots north of CSAH 14
(Main Street), west of I-35E, east of 21st Avenue North and south of the park and ride. A
stand-alone Chipotle Restaurant is proposed on Lot 1.
On June 9, 2025, the City Council passed Resolution No. 25-78 approving the Clearwater
Commons 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.
DRAFT MINUTES
Planning & Zoning Board
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Mr. Root wanted to address the pedestrian flow in the area that was mentioned at the
public hearing. Ms. Larsen explained that there would not be a mid-street crossing
location added.
Mr. Kohler had questions about the water supply for engineering. Ms. Hankee stated
water flow for hydrants has been reviewed and public safety agrees with the
assessment.
Mr. Evensonmoved to approve the final plat subject to the conditions listed in the staff
report. Mr. Wipperfurth seconded the motion. Motion carried 7-0.
7. DISCUSSION ITEMS
A. Project Updates
Mr. Grochala provided project updates to the Board.
Mr. Laden moved to adjourn the meeting. Motion seconded by Mr. Kohler. Meeting
adjourned at 8:17 p.m.
Respectfully submitted,
Marissa Ertel – Community Development Administrative Assistant
DRAFT MINUTES
PLANNING & ZONING BOARD
AGENDA ITEM 6A
STAFF ORIGINATOR:Katie Larsen, City Planner
MEETING DATE:September 10, 2025
TOPIC:CONTINUED PUBLICHEARING: 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
October 3, 2025
60-Day Extension Deadline:
December 2, 2025
Environmental Board Meeting:June 25, 2025
1
Park Board Meeting:July 2, 2025
July 9, 2025
August 13, 2025
Planning & Zoning Board Meeting:
September 10, 2025
October 8, 2025
City Council Work Session:November 3, 2025
City Council Meeting:November 10, 2025
The applicant has requested an extension to the December 2, 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 Board continued the public hearing again on August 13, 2025. The
applicant continues to work on the revised plans and needs additional timeto 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.
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PLANNING & ZONING BOARD
AGENDA ITEM 6C
STAFF ORIGINATOR: Katie Larsen, City Planner
MEETING DATE: September 10, 2025
TOPIC:PUBLIC HEARING: Lake Amelia Woods Preliminary Plat
Application Amendment
CASE NUMBER: PP2025-005
APPLICANT: TJB Homes, Inc.
Attn: Thomas Budzynski
9100 Baltimore St NE
Blaine, MN 55449
OWNER: CB Property, LLC
Attn: John Commers
11841 Flanders Circle NE
Blaine, MN 55449
INTRODUCTION
The applicant, TJB Homes, Inc, submitted a land use application to amend the
preliminary plat application for Lake Amelia Woods. The applicant proposes to revise
the grading plan related to the existing four (4) lot rural subdivision. Since the grading
plan is part of the preliminary plat application, any significant change to the grading plan
requires a formal preliminary plat amendment. No additional lots are being created.
Tentative Review Schedule:
Complete Application Date:August 12, 2025
60-Day Deadline:October 11, 2025
Environmental Board Meeting:N/A
Park Board Meeting:N/A
Planning & Zoning Board Meeting:September 10, 2025
City Council Work Session:October 6, 2025
City Council Meeting:October 13, 2025
1
This staff report is based on the following information:
Preliminary Plans for Lake Amelia Woods prepared by Civil Methods, Inc. dated
August 7, 2025
nd
Certificate of Survey and Preliminary Plat for Lake Amelia Wood 2 Addition
prepared by Acre Land Surveying dated August 7, 2025
BACKGROUND
Original Preliminary Plat and Final Plat
On November 8, 2021, the City Council passed Resolution No. 21-114 approving the
preliminary plat for Lake Amelia Woods. The preliminary plat is a four (4) lot, 10 acre
rural subdivision east of Amelia Lake.
On June 27, 2022, the City Council passed Resolution No. 22-18 approving the final plat
for those four (4) lots.
ANALYSIS
Zoning
The lots are zoned R-X, Rural Executive. One single family detached dwelling is allowed
per 10 acre parcel.
Current Zoning R-X, Rural Executive
Current Land Use Vacant Rural Residential
2040 Land Use Plan Urban Reserve
Utility Staging Area Post 2040
Subdivision Ordinance
Conformity with the Comprehensive Plan and Zoning Code
The amended preliminary plat application is consistent with the comprehensive plan for
urban reserve development and zoning code requirements for R-X, Rural Executive.
Blocks and Lots
The original and amended preliminary plat contain four, 10 acre lots. There are no
changes to the lot lines, lot sizes, or number of lots.
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Storm Water Management and Erosion and Sediment Control
Per City Code Section 1001.041, part of the preliminary plat application is the
preliminary, grading, drainage and erosion control plan. This grading plan is reviewed
and approved as part of the preliminary plat process. Any significant change to the
approved grading plan requires a preliminary plat amendment.
In 2021, City Code Chapter 1011, Stormwater, Erosion and Sediment Control required
each lot to have it’s own stormwater pond for stormwater management. The original
preliminary plat and grading plans complied with this City code.
In 2023, City Code Chapter 1011 was amended to exempt single-family residential
subdivisions less than seven (7) lots from stormwater management requirements.
City Code Section 1011.011(2) Exceptions:
(d) Stormwater Management Requirements do not apply to single-family residential
subdivisions creating seven or fewer lots that:
1. Establish no new public roadway; and
2. Includes no private roadway/driveway serving three or more lots.
Now, each individual lot is not required to have a stormwater pond. This results in less
tree removal and no future stormwater pond maintenance. The applicant has
submitted revised grading plan compliant with current code.
Easement Vacation
As required, drainage and utility easements were dedicated on the Lake Amelia Woods
final plat over the stormwater ponds. These easements will be vacated since the
stormwater ponds are not required. The City Council will hold a public hearing on the
nd
vacation. New easements will be dedicated on the Lake Amelia Woods 2 Addition final
plat.
Public Land Dedication
No new lots are being created; therefore, no additional public land dedication or fees
are required.
Wetlands/Floodplain/Shoreland Management
A 75 ft wide vegetated wetland/shoreline buffer declaration along Wetland A (lake) was
recorded with the original Lake Amelia Woods final plat as a stormwater management
best management practice (BMP) to minimize runoff pollutants from entering the lake.
The buffer will also help stabilize the shoreline, reduce erosion and support aquatic
3
plants and wildlife. One (1) access opening through the wetland buffer to the lake no
greater than twenty (20) ft wide is allowed per lot. No structures, not even water-
orientated accessory structures, are allowed in the 75 ft wide wetland/shoreline buffer
zone.
This buffer will remain in place and will not change with the proposed revised grading
plan.
Current Single Family House Construction
A single family house is currently being constructed on Lot 3, Block 1, Lake Amelia
th
Woods (6175 20 Avenue) by the applicant as a spec home. A certificate of occupancy
will not be issued until the final plat has been approved by City Council and recorded
and any required plan or permit revisions have been made.
Additional Government Agency Review Comments
Anoka County Highway Department provided comments in the attached letter dated
August 25, 2025.
Agreements
Stormwater Maintenance Agreement
A stormwater maintenance agreement is not required since a stormwater management
plan is not required per City Code Chapter 1010.
Final Plat and Development Agreement
The applicant shall submit a Land Use Application for final plat after preliminary plat
approval. A Development Agreement may be required by the City as part of the final plat
application.
Findings of Fact
Per Section 1001.013, Premature Subdivision:
(1) General. Any concept plan, preliminary plat or final plat deemed premature
pursuant to the following criteria shall be denied by the City Council.
(2) Conditions for establishing a premature subdivision. A subdivision may be deemed
premature should any of the following conditions not be met.
(a) Consistency with the Comprehensive Plan. Including any of the following:
1. Land use plan;
4
2. Transportation plan;
3. Utility (sewer and water) plans;
4. Local water management plan;
5. Capital improvement plan; and
6. Growth management policies, including MUSA allocation criteria.
The amended Lake Amelia Woods preliminary plat application is consistent with the
comprehensive plan.
(b) Consistency with infill policies. A proposed urban subdivision shall meet the city's
infill policies:
1. The urban subdivision must be located within the Metropolitan Urban Service Area
(MUSA) or the staged growth area as established by the city's Comprehensive Plan;
2. The cost of utilities and street extensions must be covered by one or more of the
following:
a. An immediate assessment to the proposed subdivision;
b. One hundred percent of the street and utility costs are privately financed by the
developer;
c. The cost of regional and/or oversized trunk utility lines can be financed with
available city trunk funds; and
d. The cost and timing of the expenditure of city funds are consistent with the city's
capital improvement plan.
3. The cost, operation and maintenance of the utility system are consistent with the
normal costs as projected by the water and sewer rate study; and
4. The developer payments will offset additional costs of utility installation or future
operation and maintenance.
The amended Lake Amelia Woods preliminary plat application remains a 4 lot rural
subdivision with private wells and septic systems. Per the 2040 Comprehensive Plan, the
subject site is guided urban reserve and the land is preserved for post-2040
development. Land use prior to 2040 is limited to agricultural related uses and single
family residential limited to 1 unit per 10 acres. The proposed development of 1 unit per
10 acres is consistent with the comprehensive plan’s infill policies.
(c) Roads or highways to serve the subdivision. A proposed subdivision shall meet the
following requirements for level of service (LOS), as defined by the Highway Capacity
Manual:
1. If the existing level of service (LOS) outside of the proposed subdivision is A or B,
traffic generated by a proposed subdivision will not degrade the level of service more
than one grade;
2. If the existing LOS outside of the proposed subdivision is C, traffic generated by a
proposed subdivision will not degrade the level of service below C;
3. If the existing LOS outside of the proposed subdivision is D, traffic generated by a
proposed subdivision will not degrade the level of service below D;
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4. The existing LOS must be D or better for all streets and intersections providing
access to the subdivision. If the existing level of service is E or F, the subdivision
developer must provide, as part of the proposed project, improvements needed to
ensure a level of service D or better;
5. Existing roads and intersections providing access to the subdivision must have the
structural capacity to accommodate projected traffic from the proposed subdivision or
the developer will pay to correct any structural deficiencies;
6. The traffic generated from a proposed subdivision shall not require city street
improvements that are inconsistent with the Lino Lakes capital improvement plan.
However, the city may, at its discretion, consider developer-financed improvements to
correct any street deficiencies;
7. The LOS requirements in divisions (2)(c)1. to 4. above do not apply to the I-
35W/Lake Drive or I-35E/Main St. interchanges. At city discretion, interchange impacts
must be evaluated in conjunction with Anoka County and the Minnesota Department of
Transportation, and a plan must be prepared to determine improvements needed to
resolve deficiencies. This plan must determine traffic generated by the subdivision
project, how this traffic contributes to the total traffic, and the time frame of the
improvements. The plan also must examine financing options, including project
contribution and cost sharing among other jurisdictions and other properties that
contribute to traffic at the interchange; and
8. The city does not relinquish any rights of local determination.
The amended Lake Amelia Woods preliminary plat application meets the requirements
th
for level of service (LOS). All 4 lots are served by CSAH 54/20 Avenue which is an A-
Minor Reliever. The road has capacity for 4 additional lots. The city does not relinquish
any rights of local determination.
(d) Water supply. A proposed subdivision shall be deemed to have an adequate water
supply when:
1. The city water system has adequate wells, storage or pipe capacity to serve the
subdivision;
2. The water utility extension is consistent with the Lino Lakes water plan and offers
the opportunity for water main looping to serve the urban subdivision;
3. The extension of water mains will provide adequate water pressure for personal use
and fire protection; and
4. The rural subdivision can demonstrate that each of the proposed lots can be
provided with a potable water supply.
The amended Lake Amelia Woods preliminary plat application will be served by an
adequate water supply. Each lot will be served by a private well.
(e) Waste disposal systems. A proposed subdivision shall be served with adequate
waste disposal systems when:
6
1. The urban sewered subdivision is located inside the city's MUSA or is consistent with
the MUSA allocation criteria;
2. The city has sufficient MUSA and pipe capacity to serve the subdivision if developed
to its maximum density;
3. The subdivision will result in a sewer extension consistent with Lino Lakes sewer plan
and capital improvement plan;
4. A rural subdivision can demonstrate that each lot can be served by an adequate
sanitary sewer disposal system; and
5. A rural subdivision with a proposed communal sanitary sewer or water system has
an effective long range management and maintenance program with proper financing.
The amended Lake Amelia Woods preliminary plat application will be served with an
adequate waste disposal system. Each lot will be served by a private septic system.
RECOMMENDATION
Staff recommends approval of the Lake Amelia Woods preliminary plat application
amendment with the following conditions:
1.Comments from City Engineer Memo dated September 3, 2025 shall be
addressed.
2.Comments from Environmental Memo dated September 2, 2025 shall be
addressed.
3.Comments from Anoka County Highway Department letter dated August 25,
2025 shall be addressed.
4.A certificate of occupancy will not be issued for Lot 3, Block 1, Lake Amelia
th
Woods (6175 20 Avenue) until the final plat has been approved by City Council
and recorded and any required plan or permit revisions have been made.
ATTACHMENTS
1.Site Location & Aerial Map
2.2021 Original Preliminary Plat and Grading Plan
3.2025 Amended Preliminary Plat and Grading Plan
4.City Engineer Memo dated September3, 2025
5.Environmental Memo dated September 2, 2025
6.Anoka County Highway Department letter dated August 25, 2025
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I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE
OF MINNESOTA.
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I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE
OF MINNESOTA.
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I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE
OF MINNESOTA.
C:\\CM\\Civil Methods, Inc\\CMI - Documents\\7. Projects\\0542_TJB_Lake Amelia Woods\\08_DRAWINGS AND SPECIFICATIONS\\C3D\\Sheets\\0542_GRADING.dwg
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I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE
OF MINNESOTA.
C:\\CM\\Civil Methods, Inc\\CMI - Documents\\7. Projects\\0542_TJB_Lake Amelia Woods\\08_DRAWINGS AND SPECIFICATIONS\\C3D\\Sheets\\0542_GRADING.dwg
File Loc:
Print Date:
12/10/2021 10:20 AM
BLAINE MN 55449
9100 BALTIMORE ST. STE 102
I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPAREDBY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSEDPROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE
OF MINNESOTA.
C:\\CM\\Civil Methods, Inc\\CMI - Documents\\7. Projects\\0542_TJB_Lake Amelia Woods\\08_DRAWINGS AND SPECIFICATIONS\\C3D\\Sheets\\0542_GRADING.dwg
File Loc:
Print Date:
6/11/2022 2:49 PM
Memorandum
To:Katie Larsen, City Planner, City of Lino Lakes
From:Kris Keller, WSB
Diane Hankee, City Engineer, City of Lino Lakes
Date:September 3, 2025
nd
Re: Lake Amelia Woods 2 Addition
Final Plat Review
WSB Project Number – 018781-000
nd
WSB has reviewed the preliminary plans for the Lake Amelia Woods 2 Addition development in
Lino Lakes, MN, prepared by Civil Methods, Inc., originally received on August 7, 2025. These
comments are based on the preliminary plat documents and the following final plan sets and plat
documents:
Preliminary Plans for the Lake Amelia Woods prepared by Civil Methods, Inc., dated
August 7, 2025, received August 7, 2025
nd
Preliminary Plat of Lake Amelia Woods 2 Addition prepared by Acre Land Surveying,
dated August 7, 2025, received August 7, 2025.
nd
Draft Final Plat of Lake Amelia Woods 2 Addition prepared by Acre Land Surveying, not
dated, received August 7, 2025.
Applicant to respond to these comments in writing. Any changes to the plans that are not
associated with these comments shall be identified by either a summary in the response or in the
plans with a revision cloud or note.
st
PREVIOUS LAKE AMELIA 1 ADDITION COMMENTS
Civil Methods, Inc. responses to the September 1, 2021, memo shown in blue.
WSB 10/6/2021 responses and comments are shown in red.
Civil Methods, Inc. responses to the October 6, 2021, memo shown in green.
WSB 1/5/2022 responses and comments are shown in orange.
Civil Methods, Inc. responses to the January 5, 2022, memo shown in purple.
WSB 6/17/2022, WSB does not have any new comments or comments that need to be
addressed prior to final plat approval
nd
CURRENT LAKE AMELIA 2 ADDITION COMMENTS
WSB 9/3/2025 new comments are shown in magenta.
Engineering
•General
The Lake Amelia Woods preliminary plat proposes to create four 10-acre parcels for single
thth
family homes along 20 Avenue (CSAH 54) in place of two existing parcels: 6149 20 Ave
and the parcel immediately to the north (PID 35-31-22-13-0004). All of the proposed parcels
Ms. Katie Larsen
9/3/2025
Page 2
th
will be accessed from 20 Avenue (CSAH 54) and abut Amelia Lake. The lots are within the
Shoreland Overlay District of Amelia Lake. The existing lots have a total area of 1,779,327
square feet (40.85 acres).
Each of the new lots is proposed to be over 10 acres in area and include the building pads
for future homes.
Comments:
1.Plans shall reference the current version of the City Standard Specifications
found on the City website and all details shall be updated to City Standard Details
as applicable.
Reference to the City Standard Specifications has been added, and the City
Standard Details have been included.
Please update GEN-13 and GEN-22 to the most recent version (found in Appendix
C of the Standard Specifications).
The indicated details have been updated to the most recent versions.
2.Per the Shoreland Ordinance there shall not be any facilities or construction
within the 150’ shoreland impact zone.
Stormwater biofiltration basins have been moved to be outside the 150’ shoreland
impact zone. The same treatment volume and configuration has been maintained to
ensure equivalent hydrologic function. The conceptual house footprints and drives
are also located outside of the 150’ shoreland impact zone.
3.Applicant shall provide a permit or written authorization from Great River Energy
and UPA to work within their easements.
Permission will be obtained as needed from Great River Energy and UPA prior to
completion of final construction plans.
Prior to approving the final plat, the City of Lino Lakes will require written
authorization from Great River Energy and UPA.
See document for release of easement.
City Attorney is reviewing document.
OK
4.Additional geotech data required:
a.The applicant is proposing homes in old borrow pit areas. Building pad
locations shall be evaluated for bearing capacity and per building code.
Notes will be added to final construction plans indicating the requirement for
additional geotechnical investigation. Final construction plans will include any
corrective measures resulting from the investigation.
b.Percolation tests shall be provided for filtration basins.
The filtration basins are planned to be constructed with specified granular
borrow material, with predictable percolation rates, to ensure proper function.
They will also include underdrains to ensure proper drawdown.
•Grading & Stormwater Management
The Lake Amelia Woods Plat will require site grading for the proposed house pads, the
proposed driveways, storm water facilities, and other site grading. Elevations for the
proposed house pads were provided on the grading plan for each property. The minimum
Lake Amelia Woods Final Plat Engineering Review
Ms. Katie Larsen
9/3/2025
Page 3
elevations for the house pads are dependent on the groundwater elevation, the ordinary
high water level (OWHL) of the Amelia Lake, and the design of the stormwater facilities.
The existing parcels are within the Amelia Resource Management Unit. The applicant is
proposing approximately 2.22 acres of new impervious surface for the proposed driveways
and proposed house pads at this time.
The proposed project is within the Vadnais Lake Area Water Management Organization
(VLAWMO). Stormwater BMPs are needed to meet City stormwater and shoreland
requirements. The applicant is proposing to meet City stormwater requirements by
constructing several stormwater basins and infiltration basins. The design of the ponds shall
meet the requirements of Table 6 of the City’s Stormwater Management ordinance.
Comments:
1. The building pad Low Floor Elevations (LFE’s) must be 4 feet above the highest
known groundwater level.
The highest known groundwater level was estimated at elevation 910.5, corresponding
to the mottles in SB3. The minimum LFE would therefore be 914.5. All LFEs are now
above this elevation.
2.The LFE elevation of future homes shall not be lower than the HWL elevations of
the adjacent storm basins.
House pad elevations and pond elevations were adjusted so that all pond HWLs are
lower than the adjacent future home LFEs.
The proposed EOF and HWL levels for the basins on Lots 1 & 2 are at or just below
the LFE. City staff meet and reviewed the EOF for the basins and the proposed lot
grading. The pond runoff in high water conditions overflows directly to the lake and
wetland. Staff recommends allowing the proposed basins to be constructed as
currently shown in order to minimize impacts to natural features and use the
existing topography.
Per staff recommendation the basins were kept as shown.
3.For future maintenance purposes, the basins shall be located on the property for
which they are treating impervious surface.
Stormwater biofiltration basins have been relocated so that they are on the property
for which they are treating impervious surface.
4.Filtration basins shall be located outside of the high vulnerability area shown in
the Drinking Water Supply Management Area, see attached map. Please
incorporate liners for the basins within the high vulnerability area.
The high vulnerability area covers a significant portion of the project area, and it
would not be possible to provide adequate stormwater treatment on each individual
property outside of the high vulnerability area. It may also be noted that the
proposed basins are biofiltration basins with an underdrain, and not infiltration
basins. The likelihood of any contamination occurring because of these biofiltration
basins is minimal to nonexistent. However, if still considered necessary, for the
basins on proposed lots 1 and 2 (within the high vulnerability area) final plans will
include a liner to be installed underneath the basin to prevent any stray infiltration.
Applicant to include a clay liner for the basins on proposed lots 1 and 2.
The basin detail has been modified to include the required clay liner for the basins
on proposed lots 1 and 2.
5.Applicant to show the location of turf maintenance access to basins. Applicant to
confirm access is traversable.
Lake Amelia Woods Final Plat Engineering Review
Ms. Katie Larsen
9/3/2025
Page 4
Turf maintenance access shown on revised plans.
Turf maintenance access should not be located within the septic areas (see Lot 4).
The turf maintenance access location has been adjusted to be out of the septic
area. Access is not a problem in this location, but in any case, access paths from
the driveway have been noted on the sides of the basin.
6.Plans shall show rip rap or alternative stabilization for drain tile underdrain
outlets.
Riprap splash pad is indicated on plans for underdrain outlets. Detail will be
included on final plans.
7.Provide calculations to confirm the adequacy of the sizing for the proposed
culverts. The culvert shown on sheet C02 velocity exceeds 6 fps. Design outlets to
the wetlands to achieve an outlet velocity less than 6 fps.
The proposed culverts, including the noted culvert on sheet C02, have been
modified to reduce velocity to less than 6 fps for the 100-year storm flow. HydroCAD
results for proposed culverts are provided in the following table:
Sheet #Culvert LocationPeak Flow Velocity
C01Outlet from Basin B1P5.8 FPS
C02Under Lot 2 Driveway4.4 FPS
C02Outlet from Basin B2P4.6 FPS
C03Outlet from Basin B5P5.9 FPS
C04Outlet from Basin B8P3.9 FPS
8.Address all redline comments shown on plans
9.Grading or construction in the utility easement will require the authorization of the
facility owner
a.Verify all clearances are met and poles are not undermined with
construction
b.Show all utilities and poles on plans
10.Label all EOFs
11.Show all proposed wetland buffer signs on plans (see preliminary plat)
12.One of the 918 Contour lines that extends across several pages is the wrong line
type
13.Adjust Lot 4 Plan Sheet to include the full extents of Lot 4
14.Show how water in the low area along the roadside of Lot 4 gets to the wetland
to the west
a.Provide a proposed culvert with invert elevations
Lake Amelia Woods Final Plat Engineering Review
Ms. Katie Larsen
9/3/2025
Page 5
•Water Supply
The existing properties are identified as part of the Stage 3 Planned Service Area in the
th
2040 Comprehensive Plan. There is not currently any existing water main along 20
Avenue (CSAH 54) in this area. The 2040 Comprehensive Plan does identify a future 8”
watermain loop in this area. The proposed homes will need to install wells.
Comments:
1.Proposed well locations shall be shown on the preliminary plans. Applicant to
provide dimensions from proposed well locations to proposed building pads and to
proposed septic systems (primary and secondary).
Well locations have been updated and shown on the Preliminary Plat.
Applicant to also put proposed well locations on the grading plans.
Well locations have been added to the grading plan sheets.
Well locations will be further reviewed with building permit applications.
Well locations should not be within proposed driveways. Well location on Lot 3
conflicts with the drain tile.
Well locations are not within driveways. Lot 3 yard drain location adjusted to
accommodate the well location.
The properties with private wells within the high vulnerability zone of the DWSMA
will be required to connect to municipal water if municipal water becomes available
in the future (per City Code).
Noted.
•Sanitary Sewer
The existing properties are identified as part of the Stage 3 post 2040 Planned Service
Area in the 2040 Comprehensive Plan and are located in the 4C sub-district. There is not
th
currently any existing sanitary sewer along 20 Avenue (CSAH 54) in this area. The
proposed homes will be served by private septic systems.
•Transportation
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The site is located between Amelia Lake and 20 Avenue (CSAH 54). All proposed
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properties will have access off of 20 Avenue (CSAH 54), an Anoka County state aid
highway and an A-Minor Arterial Reliever. A right-of-way width 120-ft is required for minor
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arterial streets. The existing right-of-way along 20 Avenue (CSAH 54) varies from 55 feet to
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70 feet west of centerline. For a portion of the plat, 20 Avenue (CSAH 54) is within the
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larger Interstate 35E right-of-way. 20 Avenue (CSAH 54) has capacity to handle the
additional traffic from the new lots.
Anoka County Parks Regional Trail and the City of Lino Lakes Comprehensive plan identify
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a future reginal trail along the west side of 20 Avenue (CSAH 54).
Comments:
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1.An additional 5 feet of right-of-way adjacent to 20 Avenue (CSAH 54) where
there is less than 60 feet will be required for future reconstruction purposes (60 feet
total right-of-way width west of CSAH 54 centerline)
60 FT from centerline of CSAH 54 to proposed ROW shown.
Lake Amelia Woods Final Plat Engineering Review
Ms. Katie Larsen
9/3/2025
Page 6
•Wetlands and Mitigation Plan
There are multiple existing wetlands within the Lake Amelia Woods project area.
The plans note that the wetland information was provided by Midwest Natural
Resources, Inc. and that field work was done between June and October of 2016.
The applicant is not proposing any permanent impacts to wetlands with this
project.
Comments:
1. Applicant shall show buffers for the wetlands as established by VLAWMO’s
MnRAM.
The 75FT buffer width is shown along Lake Amelia (Wetland A).
Wetland B is a Manage 2 wetland, which calls for a Base Buffer Width of 30 FT.
Although buffer slopes and soils may allow a narrower base width, we
conservatively assume that 30 FT is also the applied buffer width. This results in an
overall required buffer area of 25762 SF. Consistent with VLAWMO rules, the buffer
width for Wetland B was reduced in some areas (to no less than 15 FT, i.e., 50% of
the Base Buffer Width) and expanded in other areas (to no more than 60 FT, i.e.
200% of the Base Buffer Width) to accommodate site conditions. The resulting
proposed buffer area around Wetland B is 26240 SF, exceeding the area of habitat
protection corresponding to the Base Buffer Width.
Wetland D is a Preserve wetland, which calls for a Base Buffer Width of 75 FT.
Although buffer slopes and soils may allow a narrower base width, we
conservatively assume that 75 FT is also the Applied Buffer Width. Not considering
off-property area of the area protected separately within the shoreland impact zone,
this results in an overall required buffer area of 131578 SF. Consistent with
VLAWMO rules, the buffer width for Wetland D was reduced in some areas (to no
less than 37.5 FT, i.e., 50% of the Base Buffer Width) and expanded in other areas
(to no more than 150 FT, i.e. 200% of the Base Buffer Width) to accommodate site
conditions. The resulting proposed buffer area around Wetland D is 141952 SF,
exceeding the area of habitat protection corresponding to the Base Buffer Width.
Wetlands C and E are Manage 2 wetlands, which calls for a Base Buffer Width of
30 FT. Constant width (30 FT) buffers have been shown for both wetlands.
2.Show all proposed wetland buffer signs on plans (see preliminary plat)
•Landscaping
Restoration and rain garden/basin plant listing is reviewed by the City’s Environmental
Coordinator.
•Floodplain
There is existing floodplain on Lake Amelia Woods along Amelia Lake. It is
identified as Zone AE with a base flood elevation of 910.2. The applicant is not
proposing any grading or building within the floodplain.
Lake Amelia Woods Final Plat Engineering Review
Ms. Katie Larsen
9/3/2025
Page 7
Comments:
1.Applicant should modify the legend to identify the floodplain line on the plans.
The floodplain line has been added to the legend.
Applicant to clarify in the legend that the floodplain line is the same as the HWL.
Legend has been updated as indicated.
•Drainage and Utility Easements
th
The applicant is proposing 10-ft wide drainage and utility easements along the 20 Avenue
(CSAH 54) right-of-way. The applicant is proposing 5-ft wide drainage and utility easements
on adjacent property lines between lots.
Per City Code, the City requires 10-ft wide drainage and utility easements along lot lines and
allows these easements to be centered on common rear and side lot lines.
Comments:
1.Applicant shall provide the following Drainage and Utility (D&U) Easements:
th
a.A 20-ft wide D&U easement along 20 Avenue (CSAH 54) beyond the right
of way will be required for future water system looping
b.All side lot lines require 10-ft D&U easements
c.D&U easements along Amelia Lake shall be along the delineated wetland +
10ft or floodplain 100 yr elevation + 10 ft (whichever is greater)
d.All wetlands require a D&U easement 10 ft from the delineated boundary
Applicant to update the north D&U boundary for the southernmost wetland
on Lot 4. It does not appear to extend all the way to the right-of-way and/or
the D&U easements adjacent to the right-of-way.
e.All stormwater facilities require a D&U easement 10-ft from the HWL
Easements have been updated and shown as indicated.
th
2.Applicant to provide a 20-ft wide trail easement along 20 Avenue (CSAH 54)
that shall be recorded with the final plat in the same location as the D&U for the water
system looping
The trail easement is shown as a drainage and utility easement on the preliminary
plat. Sketch and description to be prepared upon approval of location and placement.
That location is correct. The trail easementshall be recorded as a separate
document with the final plat.
See private easement sheet (S6).
Development Agreement
A Development Agreement will be required with the final plat.
Grading Agreement
A Grading Agreement is not applicable at this time.
•Stormwater Maintenance Agreement
The stormwater ponds will be privately maintained and a Stormwater Maintenance
Declaration will be required with the final plat.
Lake Amelia Woods Final Plat Engineering Review
Ms. Katie Larsen
9/3/2025
Page 8
•Permits Required
1.NPDES General Construction Permit
2.City of Lino Lakes Zoning Permit for Grading
3. Minnesota Pollution Control Agency – SSTS Septic Tank Installation Record/
Submission Form (for each lot)
4.Minnesota Department of Health - Well Notification and Fee (for each lot)
5.Anoka County Right of Way Permit and 4 Access Permits (1 access permit per lot)
If you or the applicant has any questions regarding these comments, please contact Diane
Hankee at (651) 982-2430 or dhankee@linolakes.us. You may also contact Kelsey Gelhar at
(612) 709-4897 or kgelhar@wsbeng.com.
Lake Amelia Woods Final Plat Engineering Review
Environmental Memo
To:Katie Larsen, City Planner
From:Tom Hoffman, Environmental CoordinatorTom Hoffman, Environmental Coordinator
Date:September 2, 2025
Re: Environmental Comments – Lake Ameila Woods Preliminary Plat
Staff has reviewed the submittals and had recommended the following:
1. Redundant erosion control where at 50’ natural vegetation buffer cannot be
maintained to wetlands, floodplain, or lake shore.
a. Erosion control should be spaced 3-5’ to prevent erosion and
sedimentation.
b.A buffer should be maintained along the wetland on lot three and the
proposed silt fence and grading. Current plan shows silt fence and grading
up to the edge of the wetland. This will most likely result in some
sedimentation and fill. To prevent wetland impacts pull back the silt fence
and grading to allow for a buffer.
2.Natural net erosion control blanket shall be used in all areas and called out in the
SWPPP
3.Provide MN DOT seed mixes for each type of proposed vegetation. Native weed
free seed should be used to provide pollinator habitat.
4.Site ultimately discharges to Wilkinson Lake, which is an impaired water body
within 1 mile of the project location. Wilkinson is not shown as impaired on the
resource map in the SWPPP
5.Tree survey and approved tree plan is the same from the original plat.
a.Update tree survey with current proposal
b.Tree removal should decrease significantly with the removal of the
stormwater features.
6.Provide energy dissipation at driveway culverts or provide storm calcs showing its
not necessary.
7.Provide impervious surface calculations for each lot within the proposed
development. Overall site is being shown at 0.98 acres.
a.Impervious calculations should include proposed accessory structures,
patios, and additional hardcover on the lot.
PLANNING & ZONING BOARD
AGENDA ITEM 6D
STAFF ORIGINATOR: Katie Larsen, City Planner
MEETING DATE: September 10, 2025
TOPIC:Wilkinson Waters PUD Final Plan/Final Plat
CASE NUMBER: PZC2025-0008
APPLICANT: Anoka Holdings, LLC
Attn: Mark Houge
5959 Centerville Road, Suite 200
North Oaks, MN 55127
OWNER: Same
INTRODUCTION
The applicant, Anoka Holdings, LLC., submitted a land use application for Wilkinson Waters PUD
Final Plan/Final Plat. The PUD Final Plan/Final Plat is for Phase 1A and 1B multi-family and
townhome development.
Tentative Review Schedule:
Complete Application Date:July 18, 2025
60-Day Deadline:September 16, 2025
60-Day Extension:November 15, 2025
Environmental Board Meeting:N/A
Park Board Meeting:N/A
Planning & Zoning Board Meeting:September 10, 2025
City Council Work Session:October 13, 2025
City Council Meeting:October 13, 2025
This staff report is based on the following information:
Wilkinson Waters Preliminary Plat Plan prepared by ISG revision date August 25, 2025
1
Wilkinson Waters Apartments Final Plat Plan prepared by ISG revision date August 25,
2025
Wilkinson Waters Major Infrastructure Final Plat Plan prepared by ISG revision date
August 25, 2025
Ash Street Turn Lane Final Plat Plan prepared by ISG revision date August 25, 2025
Wilkinson Waters Addition Final Plat
Title Commitment dated June 2, 2025
BACKGROUND
On May 27, 2025, the City Council passed Resolution No. 25-65 approving the Wilkinson Waters
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
PUD Preliminary Plan
The PUD Preliminary Plan provides a mix of residential and commercial lots and blocks. The
residential component consists of the following:
PUD Preliminary
Plan
Housing Type# Units
4-plex Townhomes =
40
(10 buildings x 4 units)
Market Rate Multi-Family =
200
(2 buildings x 100 units)
Senior Living Multi-Family =100
340
Preliminary Plat
The revised preliminary plat consists of the following lots and blocks:
Lot or OutlotPurposeOwnership
Lots 1-5, Block 1TownhomesPrivate
Lots 1-5, Block 2TownhomesPrivate
Lot 6, Block 22 multifamily buildingsPrivate
2
Open space, wetlands, buffer, lake,
AHOA
trail corridor
BPublic ParkCity
CPublic ParkCity
Open space, stormwater pond,
DHOA
trail corridor
Lot 6, Block 1Future senior living buildingPrivate
Lot 7, Block 2Future commercialPrivate
Staff Comment:
1.Lot 6, Block 1 and Lot 7, Block 2 shall be revised back to outlots because site and
building plan review was not completed for them. Future Land Use Applications for PUD
Preliminary Plan/Preliminary Plat and then PUD Final Plan/Final Plat will be required.
PUD Final Plan
The PUD Final Plan is for Phase 1A and 1B market rate multi-family and townhome
development.
Housing Type# Units
Phase 1A: Market Rate Multi-Family =
200
(2 buildings x 100 units)
Phase 1B: Townhomes (5 building x 4 units) 20
Total Housing Units =220
Final Plat
The final plat contains the following lots and outlots:
Lot or OutlotPurposeOwnership
Lots 1-5, Block 1TownhomesPrivate
Lots 1-5, Block 2TownhomesPrivate
Lot 6, Block 22 multifamily buildingsPrivate
Open space, wetlands, buffer, lake,
AHOA
trail corridor
BPublic ParkCity
3
CPublic ParkCity
Open space, stormwater pond,
DHOA
trail corridor
EFuture senior living buildingPrivate
FFuture commercialPrivate
Phasing Plan
The development is proposed to be built out in 4 phases: the 2 multiple family buildings, the
townhome buildings, senior building, and commercial. See attached Phasing Plan.
Public Land Dedication
As allowed per City Code Section 1001.115(10), the City will combine land dedication and cash
in lieu of land. Land value for the 3.4 acres of public park is based on Anoka County market
values. Credit will also be given for trail construction costs. The following is a summary for
Phase 1:
Total # of Lots/Units =220
x Park Dedication fee$3,500
= Cash in Lieu Value$770,000
Acres of land dedication3.4
x per acre market value$9,039
= Value of Land Dedication$30,734
Cash in lieu total$770,000
-Value of Land Dedication($30,734)
= Cash in lieu balance$739,266
Cash in lieu balance$739,266
- Park Trail Costs($38,119)
Final Cash lieu balance =$701,148
Wetland Buffer Declaration and Conservation Easements
A wetland buffer declaration shall be recorded over the wetlands and buffers. A conservation
easement shall be recorded over the wetlands and open space areas.
Title Commitment
4
The City Attorney reviewed the title commitment and final plat and no concerns.
Homeowners Association (HOA)
A Homeowners Association shall own and maintain the outlots containing open space,
wetlands, buffer, and lake. The HOA shall also maintain the landscaped road medians and
stormwater re-use system.
Additional Agency Comments
Ramsey County Public Works notes that construction at Centerville Road and County Road J is
to begin in 2026 and last through 2027. Avoidance of this intersection with any construction
traffic is highly encouraged.
Anoka County Highway Department provided right in/right out striping detail. This was
forwarded to the applicant.
Agreements
Stormwater Maintenance Agreement
Private stormwater facilities will be maintained through a Declaration for Maintenance of
Stormwater Facilities.
Development Agreement
The Developer is required to enter into a written development agreement with the City. The
agreement includes the typical provisions for constructing and funding public improvements,
providing securities to ensure completion public improvements and provision of escrows to
reimburse the City for costs incurred by the City associated with the plat and improvements. In
addition, the agreement includes unique conditions resulting from the location of the
development straddling municipal boundaries and involving privately owned improvements.
Prior to construction of public improvements, the following items will need to be provided or
approved as required:
1) The Developer shall obtain from Presbyterian Homes of North Oaks a public street,
drainage and utility easement for that portion of the proposed Wilkinson Way lying
within the City of North Oaks.
2)The Developer shall provide Presbyterian Homes of North Oaks a private
street, drainage & utility easement for that portion of Wilkinson Lake Boulevard
proposed to be constructed across Outlot D.
5
3)A Joint Powers Agreement will be executed between Lino Lakes and North Oaks for the
Improvement and Maintenance of Wilkinson Way.
Site Improvement Performance Agreement
Site Improvement Performance Agreements will be required for the construction of the market
rate multi-family buildings.
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.
(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
NA. This is a mixed use development consisting of townhomes, multi-family, and commercial.
The development is proposed to be constructed in four (4) phases.
(c)Conditions attached to approval of the preliminary plat shall be substantially fulfilled or
secured by the development agreement, as appropriate.
Several conditions of the preliminary plat have been substantially fulfilled. The following
conditions have not been fulfilled.
1.The Comprehensive Plan Amendment shall be approved by Met Council prior to approval
of the final plat.
2.A joint powers agreement between City of Lino Lakes and White Bear Township for
sanitary sewer and water shall be approved prior to approval of the final plat.
Securities will be required with a Development Agreement.
RECOMMENDATION
6
Staff recommends approval of the Wilkinson Waters PUD Final Plan/Final Plat with the following
conditions:
1.The Comprehensive Plan Amendment shall be approved by Met Council prior to City
Council approval of the final plat.
2.A joint powers agreement between the City of Lino Lakes and White Bear Township for
sanitary sewer and water shall be approved prior to City Council approval of the final
plat.
3.The Developer will enter into a Development Agreement with the City.
4.A Homeowners Association shall own and maintain the outlots containing open space,
wetlands, buffer, and lake.
5.A Homeowners Association shall maintain the landscaped street medians and
stormwater re-use system.
6.A trail easement shall cover the trail corridor on Outlot F.
7.A conservation easement and wetland buffer declaration shall be recorded over the
open space, wetlands and buffers.
8.The underlying conventional zoning districts shall be R-4, High Density Residential for
the townhomes, apartments, and senior living building and GB, General Business for the
commercial.
9.Architecture and building design standards shall meet noise study requirements.
10.The Design Guidelines & Statement of Intent-Wilkinson Waters shall provide additional
development guidance.
11.Outlots A and D shall be deeded to a Homeowners Association (HOA).
12.Outlots B and C shall be deeded to the City.
The following items shall be addressed prior to City Council consideration of the PUD Final
Plan/Final Plat:
1.The Comprehensive Plan Amendment shall be approved by Met Council.
2.A joint powers agreement between the City of Lino Lakes and White Bear Township for
sanitary sewer and water shall be approved.
3.All comments from the City Engineer memo dated September 4, 2025.
4.All comments from the Environmental Coordinator memo dated September 3, 2025.
5.Drafts of the following documents shall be submitted to the City for review and
approval:
a.Wetland buffer declaration and exhibit
b.Conservation easement and exhibit
c.Trail easement and exhibit
d.Deeds
i.Outlot A and D to HOA
ii.Outlot B and C to City
6.The PUD Preliminary Plan/Preliminary Plat is the master plan for the entire
development. All revisions and updates need to be incorporated into the PUD
Preliminary Plan/Preliminary Plat first.
7
a.After staff review and approval of the revised PUD Preliminary Plan/Preliminary
Plant, the applicant shall resubmit the PUD Final Plan/Final Plat for the first
phase of development. The PUD Final Plan/Final Plat shall match the revised PUD
Preliminary Plan/Preliminary Plat.
b.All lot lines shall be a solid line.
7.Preliminary Plat Plan Set revision date August 25, 2025:
a.Sheet A0-12, Land Use & Density Plan:
i.Clean up Revision Schedule dates
b.Sheet A0-16, Preliminary Plat:
i.A drainage and utility easement is required over the stormwater facility
in Outlot D. The easement can be placed over the entire outlot.
ii.B1 L6 and B2 L7 shall be changed back to outlots, not lots.
c.Sheets E1-01 to E1-06 shall be updated to include the revised plans provided in
the PUD Final Plat set.
i.Exterior lighting on the multi-family buildings shall be included.
ii.Each light fixture on cut sheets shall be labeled to match table labels.
8.Design Guidelines and Statement of Intent:
a.Correct the Architectural Standards spreadsheets per August 26, 2025 email.
9.Wilkinson Waters Addition Final Plat:
a.A drainage and utility easement is required over the stormwater facility in Outlot
D. The easement can be placed over the entire outlot.
10.Final Plat Plan revision date August 25, 2025:
a.The plan sheets shall match the revised Preliminary Plat Plan Set for the first
phase of development.
b.For example, C3-10, Site Plan does not match the site plan in the Preliminary Plat
Plan Set.
ATTACHMENTS
1.Phasing Plan
2.Land Use Plan
3.Preliminary Plat
4.Final Plat
5.City Engineer Memo dated September 4, 2025
6.Environmental Coordinator Memo dated September 3, 2025
8
Memorandum
To:Katie Larsen, Lino Lakes City Planner
From:Kris Keller PE, WSB
Diane Hankee PE, Lino Lakes City Engineer
Date:September 4, 2025
Re:Wilkinson Waters
Final Plat Review
026515-000
WSB’s review of the Final Plat for the Wilkinson Waters development in Lino Lakes, MN,
prepared by ISG and received August 25, 2025. Our comments were made on the following
documents:
Wilkinson Waters Preliminary Plan and Plat prepared by ISG, dated August 25, 2025.
Wilkinson Waters Final Plan and Plat (Public) prepared by ISG, dated August 25, 2025.
Wilkinson Waters Final Plan and Plat (Private) prepared by ISG, dated August 25, 2025
Wilkinson Waters Final Plan and Plat (Ash St Turn Lane) prepared by ISG, dated August
25, 2025
Ash Street Traffic Impact Study prepared by ISG, dated August 27, 2025
The following review comments should be responded to in writing by the applicant. This review is
only concerned with elements pertaining to City approval in its permitting authority on behalf of
VLAWMO, these comments are highlighted. Other comments will be reviewed with future
complete submittals, there may be additional comments generated at that time.
ISG Response (6/9/2025)
WSB Response (6/20/2025)
ISG Response (7/14/2025)
WSB Response (8/6/2025)
WSB Response/Comment (9/4/2025)
Engineering
•General
The Wilkinson Waters Development includes 76 acres south of Ash Street/County Road 32,
West of Centerville Road/County Road 21 and north of Wilkinson Lake Boulevard, the
border with the City of North Oaks. The current conceptual project proposes 56 Townhome
units, two (2) 100-unit apartments, one (1) 100-unit senior living facility and 33,000 square
feet of commercial retail space.
Comments:
1.Increased height has been requested for the buildings and it appears that they are
already being raised quite a bit from the existing topography
Ms. Katie Larsen
09/04/2025
Page 2
a.Provide what the need is for having the floor elevations as high as they are
proposed for the buildings.
•Grading
The Wilkinson Waters Development includes site grading for the townhomes, apartments,
and retail space as well as the connecting roads, driveways, and parking areas.
Comments:
1.Site should be designed to better match existing grades. Lowering the site
approximately 5 feet from what is proposed. The applicant should consider an
underground subsurface drainage system.
ISG Response (7/14/2025) Further testing is being conducted on site to determine
the groundwater elevations. Grading will be updated per results of these tests.
WSB Response/Comment (9/4/2025) In process
2.Provide EOF elevations, locations and routes for all low points in the paved and
greenspaces.
ISG Response (6/9/2025) – EOF elevations have been added to the Grading Plan.
WSB Response (6/20/2025) – EOF elevations are in compliance with freeboard
requirements.
ISG Response (7/14/2025)ISG Response: EOF elevations have been added to the
Grading Plan.
WSB Response/Comment (9/4/2025) Additional EOFs are still required for low
points in the roadway and greenspaces. Note impact of downstream EOFs being higher
than upstream EOFs.
3.Retaining walls exceeding 4’ in height shall require a plan prepared by a Minnesota
licensed structural engineer submitted for review and approval by the Building Official
prior to permit issuance
a.Provide top and bottom of wall elevations at beginning and end of wall, at
point of maximum height, and at points along the length of wall to adequately
describe the retaining wall and to display final grading accurately.
b.Retaining walls are not allowed in easements or public rights-of-way
c.Provide fences for safety as required
ISG Response (7/14/2025)Noted, safety fence has been added to all walls over 4’ of
height
WSB Response/Comment (9/4/2025) Additional instances required on plans
4.Show all high and break points
ISG Response (7/14/2025)Updated spot elevations to callout high points and break
points
WSB Response/Comment (9/4/2025) Additional instances required on plans
5.Label all inlet elevations
ISG Response (7/14/2025)All inlet elevations at structures have been added to the
plans
WSB Response/Comment (9/4/2025) Additional instances required on plans
6.Provide slopes across parking areas and along curbs
Wilkinson Waters Development - Engineering Review
Ms. Katie Larsen
09/04/2025
Page 3
ISG Response (7/14/2025)Slopes for parking areas have been added to the plans,
curb slope labels will be added in the future when the scale of the plan sheets are
smaller
WSB Response/Comment (9/4/2025) Complete
7.Minimize drainage areas to all underground parking entrances
a.Provide overflow options
ISG Response (7/14/2025)Drainage to parking garage entrance has been minimized
as much as feasible, overflow options for the garage entrances have been updated to
provide an EOF to the adjacent greenspace
WSB Response/Comment (9/4/2025) EOFs need to meet freeboard requirements
•Stormwater Management
Stormwater management for the Wilkinson Waters site consists of a large sedimentation
basin and various smaller BMPs to provide additional treatment. There is also a proposed
future public street that must meet City design standards. Existing and proposed discharge
rates are summarized below.
Pre- and Post- Development Discharge Rates (cfs)
Condition2-Year10-Year100-Year10-Day Snowmelt
Needed if basins
Existing24.1255.09125.90
landlocked
Currently Needed if basins
16.1341.84123.94
Proposedlandlocked
Comments:
1.Compliance with stormwater requirements will be reviewed by the City. However, any
wetland impacts must be permitted through the LGU for the site, VLAWMO.
ISG Response (7/14/2025) – Noted, wetland impacts are permitted through
VLAWMO.
WSB Response (8/6/2025) – Comment addressed. WCA permit noted.
2.Per NURP design criteria, sedimentation basins must provide dead storage of at
least the 2.5” storm event volume of runoff from the tributary area. The 2.5” storm
event must be provided in future modeling to ensure compliance with this standard.
a.If this standard is met, additional pretreatment such as the SAFL Baffles and
rain gardens are not needed. These pretreatment BMPs are recommended
to be removed if Basin 1 is sufficiently sized so as to reduce future
maintenance needs. MIDS modeling is also not needed if Basin 1 is
demonstrated as meeting NURP design criteria.
ISG Response (6/9/2025) – After discussion, pretreatment will be kept in place.
WSB Response (6/20/2025) – Dead storage confirmed with modeled 2.5” event.
Keeping pretreatment is welcome in providing additional rate control and pollutant
removals.
3.A surface water reuse system is required. Rice Creek Watershed District staff may be
able to supply a water reuse spreadsheet for use in calculating water reuse rates and
areas for the site.
ISG Response (7/14/2025) – Noted, will reach out to RCWD for their reuse
spreadsheet to add in the design, the feasibility report for Water Reuse on the sight is
Wilkinson Waters Development - Engineering Review
Ms. Katie Larsen
09/04/2025
Page 4
being completed by Water in Motion and will be supplied to the City and VLAWMO
for review.
WSB Response (8/6/2025) – Noted, please provide water reuse report when
available.
4.The steepest allowable slope below the 10’ aquatic bench is 3:1. Current grading of
2:1 is too steep and must be revised.
ISG Response (6/9/2025) – Grading below the aquatic bench was revised to 3:1
slopes.
WSB Response (6/20/2025) – Comment addressed.
5.The outlet pipe for Basin 1 must be submerged at least 1’ below the NWL.
a.Considering this basin is intended for irrigation reuse, the outlet pipe should
be set such that it is submerged even at the lowest planned water elevation.
ISG Response (7/14/2025) – Invert of the outlet pipe has been updated.
WSB Response (8/6/2025) – While submerged for the stated NWL, outlet pipe invert
should be set according to lowest planned water elevation in the water reuse report.
WSB Response (9/4/2025) – Remains an open comment.
6.An impervious clay liner should be specified below Basin 1 as geotech borings in and
around the pond show some sandy/silty soils that may infiltrate water meant for
irrigation reuse. This will be evaluated with the next submittal.
ISG Response (6/9/2025) – Noted.
WSB Response (6/20/2025) – Clay liner noted on pond detail.
7.Tree plantings are not recommended on the Basin 1 berm as root growth may
weaken its integrity over time.
ISG Response (7/14/2025) – Noted, tree plantings have been removed from the top
of the berm..
WSB Response (8/6/2025) – Comment addressed.
8.All BMPs and site depressions need to show EOF locations and elevations.
ISG Response (6/9/2025) – Addressed.
WSB Response (6/20/2025) – EOFs shown.
9.Curb cuts must have rock stabilization over the flow path to BMPs.
ISG Response (7/14/2025) – Addressed.
WSB Response (8/6/2025) – Comment addressed.
10.Wilkinson Way will be a public road so inlet spread and run calcs, in particular at sag
points, must be provided and ensure an 8’ drivable lane during the 3-year storm
event.
ISG Response (7/14/2025) – Storm sewer inlets spread calculation was calculated
using the 3-yr stm event, calculations are included in the stormwater report.
WSB Response (8/6/2025) – Provided calculations do not include spread extents.
Intake efficiency does not indicate how far into the roadway water will spread during
the storm event. Additionally, allowable sag depths of 0.5’ and 1’ would result in
ponded water up to and over the crown of the road per the given typical section. This
does not provide a center 8’ drivable lane. The provided calculations also appear to
be for a 10-year event, not 3-year.
WSB Response (9/4/2025) – Remains an open comment.
11.All proposed pipe serving Wilkinson Way must have supporting calculations to
ensure there is capacity for conveying the 10-year storm event.
ISG Response (7/14/2025) – Storm sewer was sized using the 10-yr stm event,
calculations are included in the stormwater report.
WSB Response (8/6/2025) – Comment addressed, pipe capacity is sufficient..
12.The maximum pipe velocity is 10 ft/sec and the minimum is 3 ft/sec.
ISG Response (7/14/2025) – Noted, these design considerations have been
addressed.
WSB Response (8/6/2025) – Comment addressed.
Wilkinson Waters Development - Engineering Review
Ms. Katie Larsen
09/04/2025
Page 5
13.The City minimum storm sewer size for public roads is 15” and must be RCP. Include
storm sewer pipe material on utilities sheets.
a.Pipe from ST-108A to ST-108 must be increased to 15” diameter.
ISG Response (7/14/2025) – Storm Sewer within roadway has been updated to be a
minimum of 15”.
WSB Response (8/6/2025) – Comment addressed.
14.Structure types and sizes should be called out for Wilkinson Way storm sewer.
ISG Response (7/14/2025) – Structure Types and Sizes for sewer within Wilkinson
way have been added to the plans.
WSB Response (8/6/2025) – Comment addressed.
15.Show storm sewer in profile view along Wilkinson Way to ensure there are no utility
conflicts.
a.Utility crossings should be checked across the site to ensure there are no
conflicts and to call out insulation as needed.
ISG Response (7/14/2025) – Storm Sewer has been added to the profile of Wilkinson
Way on the Final Plans.
WSB Response (8/6/2025) – Comment addressed. No conflicts appear to be present
and insulation is called out in storm profile view.
16.Ensure structure diameters are sized properly for alignments with pipes at acute
angles or with large diameter pipes.
ISG Response (7/14/2025) – Storm Structure diameters were updated.
WSB Response (8/6/2025) – Check constructability of structures with large diameter
(>21”) pipes. For example, ST-202 with a 36” RCP and 42” RCP at 90° is not likely
constructable as a 48” structure.
WSB Response (9/4/2025) – Remains an open comment even though pipes into ST-
202 have changed.
17.What is the purpose for structure ST-2?
ISG Response (7/14/2025) – ST-2 was removed per grading updates.
WSB Response (8/6/2025) – Comment addressed.
18.How will the low points at driveways into Buildings A and B be drained?
ISG Response (7/14/2025) – Trench drains were added to the utility drawing.
WSB Response (8/6/2025) – Comment addressed.
19.Indicate tip-out gutter as needed to ensure pooling is avoided in upgradient portions
of parking lots.
ISG Response (7/14/2025) – Reverse curb gutter callouts have been added to the
plans.
WSB Response (8/6/2025) – Comment addressed.
20.ST-304 should be moved to the corner of the nearest parking stall rather than on the
curb radius.
ISG Response (7/14/2025) – ST-304 was moved to the end of the nearest parking
stall.
WSB Response (8/6/2025) – Comment addressed.
21.It is recommended to route ST-201 directly to FES-4A to avoid daylighting drainage
and potentially flooding onto the proposed trail.
ISG Response (6/9/2025) – Storm Sewer was updated to convey stormwater directly
to the basin.
WSB Response (6/20/2025) – Comment addressed.
22.The OCS details on sheet C0-26 do not match HydroCAD modeling.
ISG Response (6/9/2025) - Detail has been updated to match the HydroCAD
modeling.
WSB Response (6/20/2025) – The weir wall is modeled as 5’, though the detail
shows a 6’ diameter structure. Additionally, the rain garden outlet rim elevations/pipe
Wilkinson Waters Development - Engineering Review
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09/04/2025
Page 6
inverts/pipe sizes do not match between the provided plans and HydroCAD
modeling. Ensure these match in future submittals.
WSB Response (9/4/2025) – Remains an open comment.
23.HydroCAD modeling has a 36” pipe from OCS-2 to FES-6, however this is shown as
a 30” pipe in the plans.
ISG Response (6/9/2025) – OCS-2 has been removed from plans.
WSB Response (6/20/2025) – Noted.
24.HydroCAD modeling of OCS-2 has a 5’ wide weir, but a 6’ wide grate. Please
reconcile these differences.
ISG Response (6/9/2025) – OCS-2 has been removed from plans.
WSB Response (6/20/2025) – Noted.
25.Use native prairie seed mix on Basin 1 slopes.
ISG Response (7/14/2025) – Noted, high maintenance turf has been replaced with
prairie seed mix on Basin 1 slopes.
WSB Response (8/6/2025) – Planting plans on the plat set and public plans still show
turf hatching along Basin 1 slopes above the NWL. Additionally, please include a
legend item in the private plans for seeding type over the proposed rain gardens.
WSB Response (9/4/2025) – Remains a partially open comment. The rain garden
seeding comment has been addressed, though turf seeding is still shown along Basin
1.
26.Deconflict storm sewer and proposed trees to the extent practical, overlap of planting
can result in root intrusion long-term, especially where trees are proposed near
structures.
ISG Response (7/14/2025) – Noted, utility revisions and tree location adjustments
have been made and accommodated for.
WSB Response (8/6/2025) – Comment addressed.
27.WSB Response (8/6/2025) – The proposed conditions rates do not match between
the HydroCAD report and Table 5 of the Stormwater Report.
WSB Response (9/4/2025) – Remains an open comment.
•Water Supply
The City’s 2040 Comprehensive Plan identifies this area being served by Lino Lakes via a
12” trunk water line. Lino Lakes City water is about 1.5 miles away and the City is not
considering an extension at this time. In the interim the site will be supplied by the existing
White Bear Lake Township infrastructure that is located across the Rapp farmland in Lino
Lakes and into the north end of North Oaks. This will require a Joint Powers Agreement
between all of the Cities involved.
The development proposes two connections. A 12” connection at the south end on the west
side of the proposed roundabout which will be extended along Wilkinson Way north to the
north end for a future connection to Ash Street (CR 32) to meet the City’s 2040
Comprehensive Plan. The second connection will utilize the existing 8” stub as part of the
existing assumed White Bear Lake Township infrastructure that is located across the Rapp
farmland in Lino Lakes . Otherwise, the development will include a water system with 8- inch
diameter water main and various stub sizes being extended to each lot depending on its
use.
Current and future ownership and maintenance of all existing utility infrastructure will need to
be clarified between the developer North Oaks Farms, White Bear Lake Township, and the
Cities of North Oaks and Lino Lakes.
Comments:
Wilkinson Waters Development - Engineering Review
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09/04/2025
Page 7
1.Remove the proposed 12” gate valve on the north leg of the tee. The gate valve will
be installed with the future extension of the line to the north.
ISG Response (7/14/2025)Gate valve was removed.
WSB Response/Comment (9/4/2025) Complete
2.The existing watermain stub at the roundabout is 12” not 8”
ISG Response (7/14/2025)Noted, call out has been updated to a 12” existing line
WSB Response/Comment (9/4/2025) Complete
3.Locate proposed gate valves consistently on all water service stubs
ISG Response (7/14/2025)Gate valve locations have been updated to be consistent
on all water service stubs
WSB Response/Comment (9/4/2025) Complete
4.Label all water service stub size, length, and material
ISG Response (7/14/2025)Labels for the watermain has been updated to show size,
length and material
WSB Response/Comment (9/4/2025) Complete
5.Provide minimum 1:1 easement for watermain outside the right of way (minimum 20'
centered on the utility)
ISG Response (7/14/2025)Easement lines have been updated to provide 20’
minimum or 1:1 easement for watermain outside of the ROW
WSB Response/Comment (9/4/2025) Watermain around Block 1 requires
additional easement at bend points
6.Extend utilities a minimum 10' past the storm sewer at the Ash Street intersection
ISG Response (7/14/2025)Utility stubs have been extended past the culvert at the
Ash Street intersection
WSB Response/Comment (9/4/2025) Complete
7.Shift gate valve from northern leg to southern leg of 12” x 8” cross
ISG Response (7/14/2025) Gate valve has been shifted to the south leg of the cross
WSB Response/Comment (9/4/2025) Complete
8.Maintain minimum required 10’ horizontal separation between watermain and storm
sewer alignments
ISG Response (7/14/2025)Watermain alignment was updated to provide 10’ of
separation around storm sewer structures
WSB Response/Comment (9/4/2025) Areas still do not meet minimum separation
requirements (see redline comments)
9.Note separation between sanitary sewer and water services across Wilkinson Way
a.Some services will need to be shifted to maintain separation.
ISG Response (7/14/2025)Note was added to plans calling out the separation
between services. Plans are showing a typical separation of 11’
WSB Response/Comment (9/4/2025) Cross services are still close together.
Discussion with Public Works
10.WSB Response/Comment (9/4/2025)
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09/04/2025
Page 8
•Sanitary Sewer
Sanitary sewer collection for the Wilkinson Waters Development is proposed to connect to
the existing assumed White Bear Lake Township infrastructure that is located across the
Rapp farmland in Lino Lakes. There is also an existing 18 inch sanitary sewer line located
at the intersection of Wilkinson Lake Blvd/CR J (81)/CSAH 21 that is believed to be owned
and maintained by White Bear Township as well and is planned to serve Lino Lakes sewer
district 4. This will require a Joint Powers Agreements between the developer North Oaks
Farms, White Bear Lake Township, and the Cities of North Oaks and Lino Lakes. Per the
Centerville Road Sanitary Sewer memo updated 4/22/21, the City of Lino Lakes service
district 4 has 354 GPM capacity reserved in the Centerville Road trunk line.
There is an additional lift station planned in the future to serve the remainder of district 4
that will pump into the 18” line located at the intersection of Wilkinson Lake Blvd/CR J
(81)/CSAH 21. This forcemain can be drilled within City or County right of way in the
future. The 8 inch line that is being required to extend to Ash Street would only serve a
small localized area of sewer district 4.
The City would be open to extending the 18 inch through the site to serve as much of the
development as possible. However, due to depth, the senior apartments would still need
to be connected to the deeper 8 inch line as proposed. A future forcemain tie in to the 18
inch would need to be accommodated. This will be further evaluated through the
preliminary plat process.
The site will otherwise be served by 8- inch diameter main along with various sized service
pipes being extended to each lot depending on its use. An additional sanitary sewer stub
will be extended to the north at Ash Street (CR 32) for future connections.
Current and future ownership and maintenance of all existing utility infrastructure will need to
be clarified between the developer, White Bear Lake Township, and the Cities of North Oaks
and Lino Lakes. Additionally calculations will need to be made for the increased flows to the
existing lift station in North Oaks and whether upgrading of the pumps will need to occur.
Comments:
1.Extend the existing 18" sanitary sewer stub outside the roadway into right of way as
shown in the attached redlines
ISG Response (7/14/2025)Sanitary sewer stub has been extended to the ROW
WSB Response/Comment (9/4/2025) Connection has been recently updated and is
under separate review
2.Provide minimum 1:1 easement for watermain outside the right of way (minimum 20'
centered on the utility)
a.The sanitary sewer between Lots 3 and 4 Block 1 would require a 40’ total
easement
ISG Response (7/14/2025)Easement lines have been updated to provide 20’
minimum or 1:1 easement for sanitary sewer outside of the ROW
WSB Response/Comment (9/4/2025) Complete
3.Extend utilities a minimum 10' past the storm sewer at the Ash Street intersection
ISG Response (7/14/2025)Utility stubs have been extended past the culvert at the
Ash Street intersection
WSB Response/Comment (9/4/2025) Complete
Wilkinson Waters Development - Engineering Review
Ms. Katie Larsen
09/04/2025
Page 9
4.Maintain sanitary sewer manholes on road centerlines
ISG Response (7/14/2025)Sanitary sewer manholes are maintained on the roadway
centerline. Sanitary manholes are placed adjacent to the median to avoid conflicts
with tree planting within median
WSB Response/Comment (9/4/2025) Shift sanitary manholes to median or to
center of drive lanes
5.Applicant to verify existing Lift Station has capacity for proposed project
ISG Response (7/14/2025)Noted, Sanitary Sewer Lift Station Memo has been
Submitted
WSB Response/Comment (9/4/2025) Address previous comments and revise Lift
Station Memo
6.WSB Response/Comment (9/4/2025)
•Transportation
Ensure City parking space requirements are met and ADA spaces are all marked on the
site plan. Townhouses project with 8+ units require guest parking at a rate of 1 space per
3 units.
Include lighting unit type and mounting on the Photometric Plan.
WSB Response (8/6/2025) – Comment addressed
Trails and sidewalks
Show the sidewalk/trail connection at the Ash Street and Wilkinson Way intersection.
WSB Response (8/6/2025) – Comment addressed
Comments:
1.See comments provided on the Wilkinson Waters TIS, major comments include:
a.Review trip generation
b.Verify most recent site plan is incorporated into the study
c.Forecast traffic on Wilkinson Way
d.Review trip distribution and turning movement exhibits, volumes are missing
e.Revise LOS and turn lane analysis based on revised turning movement
calculations
ISG Response (7/14/2025) - All comments have been addressed and revised in
the modified and finalized TIS
WSB Response (8/6/2025) – Provide updated TIS
WSB Response (9/4/2025) – Updated TIS has been provided, see comments on
the PDF.
2.The intersection at Wilkinson Way and Ash St/CR 32 will need to be right in right out
a.Coordinate turn lane plans with Anoka County
ISG Response (7/14/2025) - Noted, The access to Ash Street has been updated
to be a right in/right out. A turn lane on Ash Street has been added to the site
plans)
Wilkinson Waters Development - Engineering Review
Ms. Katie Larsen
09/04/2025
Page 10
WSB Response (8/6/2025) – Turn Lane plan has been provided. Comments on
sheet 12 include:
a)Provide pavement marking material types per Anoka County standards
b)Pull stop bar in front of stop sign
c)R1-5a signs are not typical for this type of crossing
d)Add a No Left Turns (R3-2) sign for the westbound approach
e)Add markers on the splitter island (See CSAH 14 at Opal St or Quito St
for examples)
WSB Response (9/4/2025) – Turn Lane comments provided on 8/6/25 have not
been addressed.
WSB Comment (8/6/2025) – Include centerline striping on Wilkinson Way. See
plans for additional signing and striping comments.
WSB Response (9/4/2025) – Signing and striping comments provided on 8/6/25
have not been addressed.
•Wetlands and Mitigation Plan
The Vadnais Lake Area WMO (VLAWMO) (WCA LGU) issued a Notice of Decision (NOD)
(LGU No. 14.2021) approving the wetland boundaries on March 17, 2022 (Appendix A).
The decision is valid for 5 years. The WCA NOD also confirmed that Wetland 7 is an
incidental wetland and therefore not regulated-under WCA.
The USACE issued an Approved Jurisdictional Determination (AJD) on April 6, 2022 for
Wetlands 8, 9 and 10 (File No. MVP-2015-03940-SSC) (Appendix A). The AJD is valid for 5
years.
A map of the site location is provided in Figure 1. Three wetlands (Wetlands 1, 7, and 10)
were delineated within the current project area in September 2021 by KES (Figure 2).
Previously submitted information discussed the delineation in more detail and included the
National Wetland Inventory (NWI) and soil survey mapping. A copy of the previously
submitted delineation report (Hawkins-Rogalla Lino Lakes Wetland Delineation Report) is
available upon request.
A wetland replacement plan and no loss request (for incidental wetland) was submitted,
reviewed, and approved through VLAWMO and the City. The TEP in its WCA Notice of
Decision agreed that WL7 is incidental per WCA rules, WL10 is wetland based on new
guidance and the WL5 boundary was extended to the northwest. Per aerial photos in 3-9-
2022 addendum, WL9 and WL8 are wetland. No other changes were directed to all other
delineated wetland boundaries in the project area. Approved wetland boundaries are shown
in the 3-10-2022 Rogalla and Hawkins surveys from Kurth Surveying, Inc.
The proposed WCA-regulated 0.13 ac of impact to Wetland 10 will be replaced at a 2:1 ratio
via the debiting of wetland bank credits from the Rapp Farm and Anderson Slough wetland
bank (#170) located within major watershed 20 and Bank Service Area 7, which is the same
major watershed and Bank Service Area as the project location. This bank is owned by the
project applicant. A draft Standard Credit Withdrawal Form is included. Compensatory
mitigation is not proposed for USACE-regulated Wetland 7.
Wilkinson Waters Development - Engineering Review
Ms. Katie Larsen
09/04/2025
Page 11
Wetland buffers meeting minimum and average requirements will be required around all
wetland areas following construction.
•Landscaping
A Landscape Plan for Wilkin
son Waters 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 proposed pond berm and trail grading appears to result in floodplain fill. Calculation of
compensatory cut must be provided to ensure there is no net fill in the floodplain.
This remains an open comment. A one-time deposition of 100 cubic yards of floodplain fill
is allowable, fill in excess of this volume requires compensatory cut within the 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
The plan shows White Bear Lake Township easements (30’ and 50’) with the existing
sanitary sewer and watermain crossing the site. White Bear Lake Township has
commented that the Township has no easement and that the lines were installed and
owned by the North Oaks Company. Please update the linework or provide a record
showing the easements.
Comments:
1.For pipe within drainage and utility easements that is greater than 10’ deep,
easements must be set with a width equal to the pipe depth. For example, a 20’ deep
pipe would require 20’ wide easements on either side of the alignment.
a.This appears to be needed for P-101, P-102, P-111, P-110, and P-202.
ISG Response (7/14/2025) – Easement lines have been updated to provide 20’
minimum or 1:1 easement for storm sewer outside of the ROW.
WSB Response (8/6/2025) – D&U must be expanded between L4 B1 and L5 B1 to
accommodate the >10’ pipe depth between ST-110 and ST-109. D&U must be
expanded between L1 B1 and L2 B1 to accommodate the >10’ pipe depth between
ST-202 and ST-201.
WSB Response (9/4/2025) – Remains an open comment.
2.Drainage and utility easements are needed for all proposed rain gardens up to the
extents of the 100-year HWL.
ISG Response (7/14/2025) – D&U easements have been added around proposed
raingardens.
WSB Response (8/6/2025) – Please specify document showing these easements,
none are evident on sheet A0-16 of the Preliminary Plat Plan Set.
WSB Response (9/4/2025) – Remains an open comment.
3.Provide existing easement figure showing all ownership
Wilkinson Waters Development - Engineering Review
Ms. Katie Larsen
09/04/2025
Page 12
ISG Response (7/14/2025)Easement have been included on the Preliminary Plat
and Final Plat documents
WSB Response/Comment (9/4/2025) Create exhibit that clarifies of whom each
easement is in favor
4.Conservation easements and wetland buffers shall be dedicated over wetlands,
ditches, and the greenway
5.ISG Response (7/14/2025)Easement has been added to the greenway corridor and
wetland buffer
6.WSB Response/Comment (9/4/2025) Easements not shown on plat – Exhibits
under review
Development Agreement
A development agreement will be required with the final plat.
Grading Agreement
Grading agreement not required at this time.
•Stormwater Maintenance Agreement
Private stormwater facilities will be maintained through a Declaration for Maintenance of
Stormwater Facilities. The City of Lino Lakes shall be party to the Declaration. City
Engineer to provide template.
•Permits Required
Required permits may include some of the following and others:
1.NPDES General Construction Permit
2.City of Lino Lakes Zoning Permit for Construction
3.Minnesota Pollution Control Agency Sanitary Sewer Extension Permit
4.Minnesota Department of Health
5.Vadnais Lake Area Water Management Organization
Permit
6.US Army Corps of Engineers Section 404 Permit
If you or the applicant have any questions regarding these comments, please contact Kris
Keller at (612) 419-3083 or kkeller@wsbeng.com. You may also contact Diane Hankee at (651)
982-2430 or dhankee@linolakes.us.
Wilkinson Waters Development - Engineering Review
Environmental Memo
To:Katie Larsen, City Planner
From:Tom Hoffman, Environmental CoordinatorTom Hoffman, Environmental Coordinator
Date:September 3, 2025
Re: Environmental Comments – Wilkinson Waters PPP PP
Environmental Board had recommended the following at their March 26, 2025 meeting:
1.Complete the noise mitigation study and submit findings if any additional
berming or screening is required.
2.Building setbacks to Wilkinson Lake as proposed should be maintained.
3.Work with planning and zoning on building heights. Currently building heights
exceed the requirements for the shoreland district.
a.Board recommends additional overstory planted adjacent to buildings
that exceed the requirements for additional screening and sight lines.
4.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.
i.Water balance study is being conducted
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
i.Infiltration basins are shown for pretreatment of parking lot
runoff.
c.Currently private drainage from parking lots is by passing pre-treatment
basins within the parking lot and discharging into the stormwater basins.
Any private drainage must first be treated prior to discharge into a public
stormwater basin.
i.If private drainage cannot be treated prior to discharge the basins
shall be privately maintained.
5.Storm sewer between town homes should discharge between the buildings into
a swale before continuing west to the drainage swale and entering the storm
basin.
a.Creating water features between the buildings with native plantings and
vegetation will provide a higher level of stormwater treatment and create
“fingers of green” running through the site to enhance wildlife habitat.
b.Storm sewer between town houses should be relocated for future
maintenance and access. Feasibility of replacing that pipe in the future
will create access issues. Pipe should remain private if public access isn’t
available for future work.
i.Remove one or both pipes between town house crossings or
provide alternative for future maintenance
6.The project should include expanded buffers adjacent to Wetland 1. A
restoration and management plan should be developed for upland buffer
areas consistent with pre-settlement vegetation.
7.Trees scheduled to be preserved must have Tree Protection Fence installed in
accordance with City tree protection fence detail. City Tree Protection Fence
detail should be added to the plan sheet. Standard detail Gen-27.
8.Tree removal should be completed in the fall or winter to minimize impacts to
migrating or nesting bat populations.
9.Provide ESA classification and basic use designation for the 57 trees being
removed. It appears that several of the trees will be larger than 12” in diameter
and would require a 2:1 replacement planting.
a.
b.Plans show removal of 38 trees of which 30 are significant. Clarify total
number of removals.
c.On the removal plans add the tree identification number so we can
correlate it with the tree inventory.
d.Coniferous trees are shown as measured by DBH, city standards measure
coniferous trees by height. Please provide height measurements for all
coniferous trees planned to be removed.
10. Plant additional “large” canopy trees on the backside of the proposed senior
living building within the shoreland district.
Page 2
a.Increased heights of proposed building should include additional
screening on the backside of the building to break up the outline from the
lake.
11.Sheet C5.13 should include the species of trees proposed to be planted instead of
large, medium, and small.
a.Provide numbers for each species of tree to be planted.
12.Seed mixes should be updated to MNDOT seed mix design numbers for final
plans. Please provide more site-specific mixes for each location.
a.Low maintenance and drought resistant species should be proposed
throughout the development to reduce the need for irrigation.
13. 4” minimum of topsoil is required for final planting of all ground covers, seed,
and sod. Soil shall be loosened and prepped to a minimum depth of 4” to reduce
compaction and allow for root growth.
14.The proposed trail should make a loop in the open space area and run along
ash street before connecting back into Wilkinson way.
a.Currently the trail is proposed to dead end in the park/open space.
Opportunities for additional trail exist throughout the park.
Potentially linking the trail system through any future proposed bmp
as part of the VLAWMO BMP study.
15.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
16.Provide a Blandings turtle mitigation plan, surmountable curb should be
proposed within the roadway to allow turtles access off the road for travel.
Page 3
PLANNING & ZONING BOARD
AGENDA ITEM 6E
STAFF ORIGINATOR: Katie Larsen, City Planner
MEETING DATE: September 10, 2025
TOPIC:Hampton Addition Final Plat
CASE NUMBER: FP2025-0005
APPLICANT: Hampton Companies, LLC
Attn: Dan Brown
1824 Buerkle Road
White Bear Lake, MN 55110
OWNER: Same
INTRODUCTION
The applicant, Hampton Companies, submitted a land use application for final plat for a
residential subdivision called Hampton Addition. The preliminary plat was previously titled
th
Erickson Property. The applicant proposes to subdivide the existing lot located at 7590 20
Avenue into 14 single family lots.
Tentative Review Schedule:
Complete Application Date:August 12, 2025
60-Day Deadline:October 11, 2025
Environmental Board Meeting:N/A
Park Board Meeting:N/A
Planning & Zoning Board Meeting:September 10, 2025
City Council Work Session:October 13, 2025
City Council Meeting:October 13, 2025
This staff report is based on the following information:
Hampton Addition Plan Set prepared by Landform revision date August 11, 2025
Hampton Addition Final Plat prepared by Landform received on August 11, 2025
1
Temporary Cul-de-sac Easement Exhibit prepared by Landform received on August 11,
2025
Title Commitment dated August 4, 2025
BACKGROUND
On July 14, 2025, the City Council passed Resolution No. 25-93 approving the 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.
This staff report provides updates to the July 14, 2025 Council staff report related to the
preliminary plat. Changes are either narratively described or shown as strikethrough
(deletions) or underline (additions).
ANALYSIS
Preliminary Plat
The preliminary plat contains 14 lots and 1 outlot. The outlot is for stormwater management.
The outlot will be owned by an HOA the City and the stormwater pond will be maintained by
the City.
The original plan set included a retaining wall on the two north lots. These retaining wall were
going to be maintained by an HOA. This retaining wall has been removed on the revised plan
set. If it is determined the retaining walls are still required, the property owners of the two lots
shall be responsible for the maintenance.
Final Plat
The final plat contains the same 14 lots and 1 outlot.
Phasing Plan
The development is proposed to be constructed in one (1) phase.
Public Land Dedication
The City will require cash in lieu of land dedication. At the July 7, 2025 Council Work Session,
the Council requested all 14 lots pay park dedication fees. After consulting with the City
Attorney, it was determined this would be reasonable since the existing house did not pay park
dedication fees. The Council also requested the trail be constructed at this time by the
developer. Trail construction costs will be credited to the developer.
2
Hampton Addition
Total # Units =14
x Park Dedication Fee$3,500
= Cash in Lieu Value$49,000
(Trail Construction Costs)($12,078)
TOTAL CASH FEE DUE =$36,922
Title Commitment
The City Attorney will review the title commitment and final plat prior to Council approval of
the final plat.
Agreements
Stormwater Maintenance Agreement
The private stormwater facilities will be maintained through a Declaration for Maintenance of
Stormwater Facilities.
Development Agreement and Final Plat
A Development Agreement will be prepared by the City and shall be executed.
Site Improvement Performance Agreement
Not applicable.
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;
3
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
NA. The development is proposed to be constructed 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.
RECOMMENDATION
Staff recommends approval of the Hampton Addition final plat with the following conditions:
1.The developer shall deed Outlot A to the City.
2.The developer shall record a temporary easement with exhibit for the cul de sac.
3.The developer shall submit to the City the MPCA SSTA Abandonment Reporting Form as
proof that the private septic system has been properly removed.
4.The developer shall submit to the City the MDH Well and Boring Sealing Record as proof
that the private well has been properly capped.
5.The housing units on the west side of Osakis Street shall meet the following noise
mitigation requirements:
a.The buildings are constructed in such a way that the exterior to interior sound
level attenuation is at least 30 dB(A).
b.The buildings have year-round climate control.
th
6.The developer shall construct the trail along CSAH 54 (20 Avenue).
The following items shall be addressed prior to the issuing a grading permit and/or building
permits:
1.All comments from the City Engineer memo dated September 3, 2025.
2.All comments from the Environmental Coordinator memo dated September 3, 2025.
3.Recorded copies of the following documents shall be provided to the City:
a.Final plat
b.Development Agreement
c.Declaration of Maintenance for Stormwater Facilities
d.Stormwater Re-use Agreement
e.Temporary Cul de Sac Easement
f.Deed
4
i.Outlot A to City.
4.Copies of the following documents shall be provided to the City:
a.MPCA SSTA Abandonment Reporting Form
b.MDH Well and Boring Sealing Record
ATTACHMENTS
1.Preliminary Plat
2.Final Plat
3.City Engineer Memo dated September 3, 2025
4.Environmental Coordinator Memo dated September 3, 2025
5
Memorandum
To:Katie Larsen, Lino Lakes City Planner
From:Kris Keller PE, WSB
Diane Hankee PE, Lino Lakes City Engineer
Date:September 3, 2025
Re:Hampton Addition
Final Plat Review
030542-000
WSB’s review of the Final Plat for the Hampton Addition development in Lino Lakes, MN,
prepared by Landform and received August 12, 2025. Our comments were made on the following
documents:
Erickson Property Final Plat prepared by Landform, dated August 11, 2025.
Erickson Property Stormwater Management Plan prepared by Landform, dated August 8,
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.
WSB (6/4/2025) original comments in black
Landform (8/11/2025) responses in red.
WSB (9/3/2025) responses and new comments in blue.
Engineering
•General
The Erickson Property development is approximately 5 acres which extends a stubbed
th
street (Osakis Street) from the Watermark (5) Development on the east side of CSAH 54
th
(20 Avenue). The current project proposes 14 single family lots and associated
infrastructure.
•Grading
The Erickson Property Development includes site grading for the 14 homes as well as the
extension of Osakis Street and driveways.
Comments:
1.Provide EOF elevations, locations and routes for all low points in the paved and
greenspaces.
Landform (8/11/2025) Updated - See plans
WSB (9/3/2025) Additional locations are needed
Ms. Katie Larsen
09/03/2025
Page 2
2.Show all high and break points
Landform (8/11/2025) Updated - See plans
WSB (9/3/2025) Additional locations are needed
3.Label all inlet elevations
Landform (8/11/2025) Updated - See plans
WSB (9/3/2025) Additional locations are needed
4.Replace the eastern existing FES with CBMH and utilize the existing rear swales
th
from Watermark 5th/6 (see redline comments) eliminating the proposed swale on
the Erickson Property lots.
a.Consider removing FES and pipe and converting STMH to CBMH
Landform Response (8/11/25) – Existing FES will be changed to a CHMH.
See Plans.
WSB (9/3/2025) Lower or replace existing STMH RIM elevation to 904.0;
convert to slotted rim CBMH; remove FES and pipe
b.Minimum freeboard requirement between EOF and proposed/existing Lowest
Opening Elevations (LOE) is 1'
Landform Response (8/11/25) – Acknowledged.
WSB (9/3/2025) Additional locations are needed
c.Utilize current grading as-builts/plans for Watermark
Landform Response (8/11/25) – Understood.
WSB (9/3/2025) Show existing EOFs and proposed contours should maintain
minimum 2% slope
5.Drainage from one lot to another requires drainage and utility easement
Landform Response (8/11/25) – Updated. See Plans.
WSB (9/3/2025) Complete
6.Propose future 'ghost' grading including roadway for remaining area between
Erickson Property and Watermark 6th to justify temporary retaining walls and how
they will be removed in the future
Landform (8/11/2025) Retaining walls removed
WSB (9/3/2025) Propose future 'ghost' grading including roadway for remaining area
between Hampton Property and Watermark 6th to show how future elevations will
work and how they can be achieved transitioning from proposed to future lots
a.This may include temporary retaining walls or easements on the proposed
lots
b.Further discussion regarding retaining wall location, ownership, and future
maintenance will be required
c.Retaining walls exceeding 4’ in height shall require a plan prepared by a
Minnesota licensed structural engineer submitted for review and approval by
the Building Official prior to permit issuance
i.Provide fences for safety as required.
7.Driveways/Garages will need to be on the southern sides of the two most northern
lots with the temporary cul de sac.
Landform (8/11/2025) Updated - See plans
WSB (9/3/2025) Driveway slopes do not appear adjusted
Erickson Property Development - Engineering Review
Ms. Katie Larsen
09/03/2025
Page 3
8.WSB Response (9/3/25) – Block 1 lot elevations must maintain 2’ of freeboard to
the pond 100-yr HWL of 905.55. Lots 1 and 2 do not have sufficient vertical
separation with basement elevations of 907.0 and 907.5.
9.Provide additional easement for utilities outside the right of way
a.Easements need to meet a 1:1 slope with the invert of the utility with a
minimum of 20' centered on the easement
10.Swales should be shown to occur along side property lines
•Stormwater Management
Stormwater management for the Erickson Property site consists of a sedimentation basin to
provide treatment. Existing and proposed discharge rates are summarized below.
Pre- and Post- Development Discharge Rates (cfs)
Condition2-Year10-Year100-Year10-Day Snowmelt
Only needed if
Existing9.6415.2332.09
basins landlocked
Currently Only needed if
4.316.4612.40
Proposedbasins landlocked
Comments:
1.This development falls within the Northeast Drainage Area Comprehensive
Stormwater Management Plan (CSMP) area and as such is beholden to additional
rate control and volume reduction requirements.
Landform Response (8/11/25) – Proposed outlet structure has been re-routed to the
existing south pond (Pond 500). See updated plans & stormwater report.
2.The pond south of this development was constructed with the Watermark
development and designed to include runoff from the Erickson Property. If rates are
reduced or maintained from existing conditions, volume control provided in the form
of stormwater reuse, and water quality treatment provided by the proposed pond, it is
recommended to overflow the onsite pond south to the existing Pond 500 (NWL 899,
HWL 904.3). This allows the proposed development to meet CSMP rate control
requirements by utilizing the existing Watermark system that already meets
requirements.
Landform Response (8/11/25) – Proposed outlet structure has been re-routed to the
existing south pond (Pond 500). See updated plans & stormwater report.
3.Why does PB-3 have water surface land cover modeled in HydroCAD?
Landform Response (8/11/25) – This should have been Type D soils. Updated.
4.The pond EOF must include riprap stabilization.
Landform Response (8/11/25) – Updated. See Plans.
5.The modeled pond EOF of 906.5 does not reflect the EOF of 905.57 in the plans.
Landform Response (8/11/25) – Model has been updated with an EOF of 905.57.
6.A detail must be provided for the pond outlet control structure.
Landform Response (8/11/25) – Plan and profiles have been included.
WSB Response (9/3/25) – The pond skimmer structure must include the rim
elevation and must match the grate modeled in HydroCAD. The submerged 12” pipe
Erickson Property Development - Engineering Review
Ms. Katie Larsen
09/03/2025
Page 4
is recommended to have an invert of 900 to ensure it remains submerged when the
pond is drawn down for irrigation.
7.The 10’ aquatic bench should continue around the entire pond. If that is not feasible,
the bench should at least be on the eastern side of the basin to provide a safety
bench for residents.
Landform Response (8/11/25) – Aquatic bench has been moved from western side to
eastern side of pond.
8.Provide calculations demonstrating spread at the catchbasin low points is 10’ or less
for the 3-year storm event.
Landform Response (8/11/25) – See storm Calcs.
9.Rational method pipe capacity calculations must be provided showing storm sewer is
sized to convey the 10-year storm event. The minimum pipe diameter is 15”.
Landform Response (8/11/25) – Updated. See storm calcs.
WSB Response (9/3/25) – Pipes from CB-202 to FES-200 must be upsized to the 15”
minimum.
10.The storm sewer draining to the pond must be raised to outlet at the pond NWL of
904.
Landform Response (8/11/25) – Updated.
11.The pipe between the catchbasins is 18” diameter, but the pipe to the pond is 15”
diameter. Resize one or the other to avoid flow constriction.
a.This pipe sizing also does not match the pipes modeled in HydroCAD.
Landform Response (8/11/25) – Updated. See storm calcs.
12.Confirm constructability of MH-119 as a 2x3 structure based on proposed pipe sizes
and alignments.
Landform Response (8/11/25) – Structure is now a 48" CBMH.
13.Mesic prairie seeding should continue down to the BMP NWL instead of southern
boulevard.
Landform Response (8/11/25) – The BWSR Mesic prairie seeding and the MN DOT
Southern Boulevard see hatches were flip flopped. See revised plans showing Mesic
prairie seeding down to the NWL.
14.WSB Response (9/3/25) – How will CBMH-201 and -202 be paved over with the
temporary cul de sac? How will road drainage be routed during those conditions?
•Water Supply
The proposed Erickson Property water system extension is consistent with the original
Watermark preliminary plat. This development will be served by 8- inch diameter ductile iron
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pipe (DIP) water main which was stubbed with the Watermark 5 Addition and with 1-inch
Type K copper services being extended to each lot. A future 8” stub will be provided on the
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north end to connect to the 8” water stub provided on Osakis Street with the Watermark 6
Addition in the future.
Comments:
1.Provide utility profiles
Landform (8/11/2025) Updated - See plans
WSB (9/3/2025) Complete
2.Call out all utility crossings
a.Maintain minimum 18" separation
b.Insulate when separation between water (services/main) and storm sewer is
less than 36"
WSB (9/3/2025) Reference City watermain offset detail
Erickson Property Development - Engineering Review
Ms. Katie Larsen
09/03/2025
Page 5
3.Show existing watermain along Norway Ln
WSB (9/3/2025) Complete
4.Test the existing gate valve in Norway Ln
WSB (9/3/2025) Complete
a.If holding, utilize the existing gate valve in Norway Ln for testing
i.Do not connect to existing with a gate valve
b.Otherwise, remove watermain back to and including existing gate valve
i.Connect to existing with new 8” gate valve at that location
thth
5.Utilize current utility as-builts/plans for Watermark 5 and 6 Additions
WSB (9/3/2025) Complete
6.WSB (9/3/2025) Show hydrant on plans
a.Adjust watermain as required such that hydrants are at all system high points
7.WSB (9/3/2025) Maintain minimum (7.5') cover or insulate over watermain for
transition at the north end and watermain stub
8.WSB (9/3/2025) Remove gate valve and pipe at final watermain stub
back to hydrant tee
a.Gate valve will be installed with future extension
9.WSB (9/3/2025)The northern most hydrant will be a temporary hydrant
a.-Hydrant will be shifted to lot line with future extension
10.WSB (9/3/2025)Utility services should be out of driveways where possible
•Sanitary Sewer
The proposed Erickson Property sanitary sewer is generally consistent with the original
Watermark preliminary plat. Originally this street was to be served from the north with an
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8” stub from Rainy Lane as part of the Watermark 6 Addition but, due to the northern
most property in the stretch not participating, the segment will now need to be served from
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the existing sanitary sewer in Norway Lane which was installed as part of Watermark 5
Addition. This development will be served by 8- inch diameter poly-vinyl chloride (PVC)
pipe along with 4-inch diameter Schedule 40 PVC service pipe to each lot.
Comments:
1.Provide utility profiles
WSB (9/3/2025) Complete
2.Create a detail for connection to existing sanitary sewer main with sanitary manhole
a.Describe process for maintaining existing sanitary sewer, watermain, and
storm sewer service as well as vehicle access during construction
b.Review impact of proposed sanitary sewer main on existing storm sewer and
watermain
i.Provide how existing utilities will be protected during installation or
salvaged and reinstalled or removed and replaced
ii.Possible redesign/realignment of storm sewer
Erickson Property Development - Engineering Review
Ms. Katie Larsen
09/03/2025
Page 6
WSB (9/3/2025) Provide detail and describe directionally boring sanitary
main and penetrating existing structure
3.The sanitary sewer segment between MH-117 and MH-116 should be 8” PVC SDR
26
a.All other sanitary sewer main should be 8” PVC SDR 35
b.The minimum required slope is 0.40%
WSB (9/3/2025) Complete
4.Update all details C7.X/X shown on the plans
5.WSB (9/3/2025) Complete
6.Install 8" future sanitary sewer plug to the north of MH-113
WSB (9/3/2025) Complete
7.WSB (9/3/2025) Provide both the directional bore length and the total pipe length
8.WSB (9/3/2025) Sanitary sewer directly under existing storm sewer structure
a.Show boring pit locations
b.How will storm sewer be protected during construction
•Transportation
The proposed roadway is consistent with the original Watermark preliminary plat. The
work in this development includes extending Osakis Street, proposed to be 32’ wide from
back-of-curb to back-of-curb, and installing a temporary cul de sac on the north end. The
termination of the curb will need to be further discussed with Public Works/Engineering.
Trails and sidewalks
A sidewalk is proposed along the west side of the road consistent with the original
Watermark preliminary plat. The termination point of the sidewalk will need to be further
discussed with Public Works/Engineering.
Comments:
1.Show the restoration limits as a result of the proposed sanitary sewer connection
(full-width)
WSB (9/3/2025) Complete
2.Include type 3 barricades and future thru street sign at the north end of the temporary
cul de sac
a.Provide protection for the temporary hydrant
WSB (9/3/2025) Complete
3.Further discussions of extending the existing bituminous trail or grading for a future
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trail along the east side of CSAH 54 (20 Avenue) are needed
WSB (9/3/2025) Complete
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4.Utilize current street as-builts/plans for Watermark 5 and 6 Additions
WSB (9/3/2025) Complete
Erickson Property Development - Engineering Review
Ms. Katie Larsen
09/03/2025
Page 7
5.WSB (9/3/2025) Provide signage plan showing street/stop signs and street lighting
6.WSB (9/3/2025) Vertical curves to meet 30 MPH design standard or provide reduced
speed signs
7.WSB (9/3/2025) Call out horizontal curves
a.Horizontal curves to meet 30 MPH design standard or provide reduced speed
signs
•Wetlands and Mitigation Plan
Site disturbances are in an upland location and wetland impacts are not proposed.
•Landscaping
A Landscape Plan for Erickson Property development has been submitted and will be
reviewed by staff and the City’s Environmental Coordinator. The Environmental Coordinator
will provide separate comments.
•Floodplain
No floodplain impacts are proposed on site.
•Drainage and Utility Easements
Roadways are proposed within right-of-way and lots include standard drainage and utility
easements. Larger drainage and utility easements will be required to be provided over
any utilities outside the right of way and any surface water management features
Comments:
1.Provide additional easement for the temporary cul de sac
2.Provide additional easement for drainage from one property to another
3.WSB Response (9/3/25) – The D&U easement between lots 1 and 2 of Block 1 must
be expanded to 20’ (10’ on either side of parcel line) to accommodate for the
proposed storm sewer run. If the proposed storm sewer depth exceeds 10’, this
easement may need to be further expanded.
Development Agreement
A development agreement will be required with the final plat.
Grading Agreement
Grading agreement not required at this time.
•Stormwater Maintenance Agreement
Private stormwater facilities will be maintained through a Declaration for Maintenance of
Stormwater Facilities. The City of Lino Lakes shall be party to the Declaration. City
Engineer to provide template.
Erickson Property Development - Engineering Review
Ms. Katie Larsen
09/03/2025
Page 8
•Permits Required
Required permits may include some of the following and others:
1.NPDES General Construction Permit
2.City of Lino Lakes Zoning Permit for Construction
3.Minnesota Pollution Control Agency Sanitary Sewer Extension Permit
4.Minnesota Department of Health
5.Rice Creek Watershed District Permit
6.US Army Corps of Engineers Section 404 Permit
If you or the applicant have any questions regarding these comments, please contact Kris
Keller at (612) 419-3083 or kkeller@wsbeng.com. You may also contact Diane Hankee at (651)
982-2430 or dhankee@linolakes.us.
Erickson Property Development - Engineering Review
Environmental Memo
To:Katie Larsen, City Planner
From:Tom Hoffman, Environmental CoordinatorTom Hoffman, Environmental Coordinator
Date:September 3, 2025
Re: Environmental Comments – Erickson Properties Preliminary Plat/Hampton Addition
Final Plat
Environmental Board recommended the following at their May 28, 2025 meeting:
1.Stormwater management to be reviewed by City Engineer
a.Use of stormwater for irrigation purposes for the site should be evaluated
and if feasible required as part of site development. Larger stormwater
ponds constructed for fill should be evaluated for water reuse.
b.Infiltration is required to be shown where feasible based on soil borings.
If infiltration is not feasible follow the Minimum impact design standards
(MIDS)) as designed by the MPCA
2.EOF should be shown as stabilized rock to prevent erosion of the stormwater pond.
a.Trail should have rip rap or rock shouldering to prevent washout and
undermining of the trail
3.Low maintenance turf should be evaluated throughout development. Ground covers
should be drought resistant to reduce the need for irrigation use.
4. Provide a tree inventory for the site showing only significant deciduous trees of 6” in
dbh or larger. Coniferous trees are measured by height, coniferous trees over 12’ would
be considered significant.
a.Coniferous trees should be measured by height not DBH.
b.Remove off-site trees from the final tree inventory
c.Mitigation table provided for trees outside of basic use.
5.On section 4.1, bold or change the color of the tree tags to be visible.
6.Current plans show Twelve (12) trees being removed for storm water ponding.
Stormwater ponding is not included under the basic use area and therefore mitigation
will be required of those removals.
7.Sheet L7.1 shows coniferous tree planting detail. No coniferous trees are being shown
on the planting tables. Remove this detail if not in use.
8.On Block one lot one and block two lot seven, the trees are planted outside of the
boulevard. The city is okay but noted there will not be future planting there.
9.Trees that are to be preserved should show tree protection (snow fence or silt fence)
around the trees during construction.
10.Provide plantings in the rear of block two for screening from adjacent existing homes.
11.Provide calculations for open space requirements. 1 large tree and 2 large shrubs are
required for every 2,500sf of open space.
12.Shrubs located in the rear lots of block 1 should be planted within the property
boundaries for screening. Open space requirements will require the planting of shrubs
within the outlot as well.
13.Seed mixes should be updated to MNDOT seed mix design numbers for final plans.
Please provide more site-specific mixes for each location
14.Add inlet protection to catch basins on corner of Osakis and Norway lane
15.Add inlet protection to storm manholes adjacent to project site.
16.Provide redundant perimeter control along east boundary of project site adjacent to
existing storm sewer.
17.The project will disturb more than an acre of soil and will be required to obtain an NPDES
permit. Proof of permit should be required before construction.
a.A SWPPP shall be required in additional submittals as required by the
MPCA meeting sections 5.2-5.26
b.Final erosion and sediment control will be reviewed with future submittals
c.FES 200 and FES 302 should show rip rap for energy dissipation.
d.Site ultimately discharges to Peltier Lake, an MPCA Impaired water body
within a mile of the site.
i.Update SWPPP timelines to show stabilization requirements.
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18.The project site falls within the I-35E AUAR study area. The proposed development will
be required to meet all requirements of the AUAR including mitigation measures.
19.Tree removal should be completed in the fall or winter to minimize impacts to migrating
or nesting bat populations
20.Provide a Blandings turtle mitigation plan, surmountable curb is provided to allow
turtles access off of the roads.
a.Blandings turtle flyer should be included with the plans and construction
documents.
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