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HomeMy WebLinkAbout10/08/2025 PZ Combined Packet PLANNING & ZONING BOARD AGENDA Wednesday, October 8, 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: September 10, 2025 6. Action Items A. CONTINUED PUBLIC HEARING: Peltier Ponds Comprehensive Plan Amendment, Rezoning, PUD Preliminary Plan and Preliminary Plat B. PUBLIC HEARING: Lino Lakes Dealership and Office Conditional Use Permit 7.Discussion Items A. Main Street Master Plan Comprehensive Plan Amendment B.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 theprocedures 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: September10, 2025 TIME STARTED: 6:30 P.M. TIME ENDED:7:44P.M. MEMBERS PRESENT:Isaac Wipperfurth, Nathan Vojtech, Neil Evenson Michael Root, Suzy Guthmueller, Perry Laden, Patrick Kohler MEMBERS ABSENT:None STAFF PRESENT:Katie Larsen, Diane Hankee, Marissa Ertel 1.CALL TO ORDER AND ROLL CALL Chair Root called the Lino Lakes Planning & Zoning Board meeting to order at 6:30p.m. on September 10, 2025. 2.PLEDGE OF ALLEGIANCE 3.PUBLIC COMMENT Mr. Root declared public comment openat 6:31p.m. Jerry L’Allier, 7601 Gordon Avenue North, is concerned because his property is the one that will be affectedthe most by the new Peltier Ponds development.Mr. L’Allier is concerned about the potential removal of trees. Mr. L’Allier wants to consider other options for the screening. Mr. L’Allier also spoke about concerns regarding traffic to the area and would like to see the traffic study to gain a better understanding of how the area will be affected. 4.APPROVAL OF AGENDA The agenda was approved as presented. 5.APPROVAL OF MINUTES DRAFT MINUTES Planning & Zoning Board September 10, 2025 Page 2 Mr. Kohlermoved to approve the August 13, 2025meeting minutes. Motion seconded by Mr. Vojtech. Motion carried 7–0. 6. ACTION ITEMS A. Continued Public Hearing: Peltier Ponds Comprehensive Plan Amendment, Rezoning, PUD Preliminary Plan and Preliminary Plat 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 Board continued the public hearing again on August 13, 2025. The applicant continues to work on the revised plans and needs additional time to complete. Mr. Root wanted to address concerns about the screening between the development and the existing homes, and the traffic studies. Ms. Larsen stated these should be addressed when the applicant provides updates to the plans. Ms. Hankee stated we have received a traffic study and that the study was reviewed. Ms. Larsen stated that the developer would have to redo the traffic study with the new plans that they would turn in. Mr. Laden 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. B. Public Hearing: Zoning Ordinance Text Amendment (City Code Chapter 1007) Relating to Cannabis Microbusiness and Mezzobusiness The applicant, 2E Reality, LLC., submitted a land use application to amend the zoning ordinance to allow cannabis microbusinesses and mezzobusinesses within the R, Rural Zoning District. In March of 2025, the City amended City Code Section 1007 (Zoning Ordinance) to provide for Cannabis Businesses within the specific zoning districts of the City. DRAFT MINUTES Planning & Zoning Board September 10, 2025 Page 3 Generally, the 13 license, types (now 14 based on 2025 legislation) were grouped with similar non cannabis related businesses. For example, cannabis cultivation was provided for in rural districts where agricultural uses are allowed, retail in commercial districts and production/manufacturing in industrial districts. Two of the license categories, microbusiness and mezzobusiness, allow for cultivation, production and retail sales, at different intensities. Both license types were limited to the City’s industrial districts because of the multiple use potential. Licensed businesses within these categories must also receive an “Endorsement” from the Office of Cannabis Management (OCM) to operate a specific use such as retail on a site. The City recently rejected the certification of a microbusiness proposing to operate a cultivation business because of its location within a rural zoning district. The owner has since met with City staff to discuss the operation, which is currently a hemp growing operation in the City. While the owner has a microbusiness license from the state, they are only seeking the cultivation endorsement for the specific site. The owner has been joined by another interested party in seeking an amendment to the zoning ordinance to allow both microbusiness and mezzobusiness in the R, Rural District, limited to cultivation. Mr. Evenson had questions about whether someone with a mezzobusiness or a microbusiness could operate both retail and cultivation if they were in the right zoning district under one license. Ms. Larsen stated that they could, given they had the right endorsements. Mr. Laden had questions about what the difference is between a microbusiness or a mezzobusiness is from a retail license. Ms. Larsen stated that the main difference is that with the micro or mezzobusiness you would be able to cultivate, or do retail, but only with an endorsement. Mr. Wipperfurth wanted to clarify that the number of retail licenses would not change with this amendment. Ms. Larsen stated that the number of retail operator licenses would stay the same, but cultivation is unlimited. Mr. Vojtech wanted clarification on the onsite consumption of cannabis since the state license for microbusiness states you can have onsite consumption. Ms. Larsen stated that this ordinance would include language that would prohibit onsite consumption. Ms. Guthmueller is frustrated with the language and confusion from the state regarding the types of licenses. Ms. Guthmueller worries that the microbusinesses and mezzobusinesses would be able to sell years down the road. Ms. Guthmueller would like the City to push back on these licenses and have applicants apply with the other license DRAFT MINUTES Planning & Zoning Board September 10, 2025 Page 4 types. Ms. Larsen stated that microbusiness and mezzobusiness licenses are a lower fee than the other license types, allowing for more small business owners and growers. Ms. Larsen stated thatthe endorsement is the most important part of the microbusiness and mezzobusiness conversation. Mr. Wipperfurth voiced concerns regarding where cultivation could occur in the Cityand whether there would be language regarding indoor and outdoor cultivation. Mr. Root opened the public hearing at 7:07 p.m. th Jared Anderson, 2230 80 Street East, is the applicant for the microbusiness for cultivation. Mr. Anderson thanked staff for meeting and discussing this. The fee difference between a microbusiness and a cultivation license is approximately $28,000.00. Mr. Anderson stated he would be happy to answer questions for the board. Mr. Evenson motioned to close the public hearing at 7:11 p.m. Seconded by Mr. Wipperfurth. Mr. Evenson moved to approve the Zoning Ordinance Text amendment with the recommendation that language regarding cultivation in anindustrial zoning districts be included for indoor cultivation only. Motion seconded by Mr. Laden. Motion carried 6 - 1. C. Public Hearing: Lake Amelia Woods Preliminary Plat Application Amendment 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. Mr. Laden had questions regarding the water that the ponds would have been collecting and where the water would go without the ponds. Ms. Hankee stated that the size of the pond had to do with impervious surfaces. Ms. Hankee stated that the water would be directed towards the ditches. Mr. Root opened the public hearing at 7:29 p.m. There was no one in attendance for the public hearing. Mr. Wipperfurth motioned to close the public hearing at 7:29 p.m. Mr. Kohler seconded. Motion carried 7 – 0. DRAFT MINUTES Planning & Zoning Board September 10, 2025 Page 5 Mr. Wipperfurthmoved to approve the Preliminary Plat Application Amendment with staff recommendations. Motion seconded by Mr. Kohler. Motion carried 7-0. D.Wilkinson Waters PUD Final Plan/Final Plat 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. Mr. Wipperfurth had questions regarding the setback recommendations. Ms. Larsen stated that Mr. Vojtech wanted to know where the development would be getting water. Ms. Larsen stated that the developer needs to obtain a JPA since they would be getting water from White Bear Township. This will not be brought before City Council until the JPA is executed. Mr. Root had questions regarding the engineering report and had questions about the parking garage and the lights shining into homes. Ms. Larsen stated that the developer is putting in a fence to prevent headlights from shining across the road. Mark Houge, Anoka Holdings, was available for questions. Mr. Houge stated that they are lowering the building one foot for the time being while working with their engineer. Mr. Kohler moved to approve the PUD Final Plan/Final Plat with staff recommendations. Motion seconded by Mr. Evenson. Motion carried 7-0. E. Hampton Addition Final Plat 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 Erickson Property. The applicant proposes to subdivide the existing lot located at th 7590 20 Avenue into 14 single family lots. Zeke Peters, Landform, was available for questions. The applicant has been working on addressing engineering and environmental concerns. Mr. Laden moved to approve the Final Plat with staff recommendations. Motion seconded by Mr. Vojtech. Motion carried 7-0. 7. DISCUSSION ITEMS DRAFT MINUTES Planning & Zoning Board September 10, 2025 Page 6 A.ProjectUpdates Ms. Larsen and Ms. Hankee provided project updates to the Board. Mr. Wipperfurth moved to adjourn the meeting. Motion seconded by Mr. Kohler. Meeting adjourned at 7:44p.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: October 8, 2025 TOPIC: CONTINUED PUBLIC HEARING: 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 development located west of CSAH 54 (20 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. Tentative Review Schedule: Complete Application Date:June 5, 2025 60-Day Review Deadline:August 4, 2025 October 3, 2025 60-Day Extension Deadlines:December 2, 2025 January 31, 2026 1 Environmental Board Meeting:June 25, 2025 Park Board Meeting:July 7, 2025 July 9, 2025 August 13, 2025 Planning & Zoning Board Meeting:September 10, 2025 October 8, 2025 November 12, 2025 City Council Work Session:December 1, 2025 City Council Meeting:December 8, 2025 The applicant has requested an extension to the January 31, 2026. 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 and September 10, 2025. The applicant continues to work on the revised plans and needs additional time to complete. ANALYSIS None. RECOMMENDATION Staff recommends continuing the public hearing for Peltier Ponds Comprehensive Plan Amendment, Rezoning and PUD Preliminary Plan/Preliminary Plat to allow time for the applicant to provide additional information and revise plans. ATTACHMENTS None. 2 PLANNING & ZONING BOARD AGENDA ITEM 6B STAFF ORIGINATOR:Katie Larsen, City Planner MEETING DATE:October 8, 2025 TOPIC:PUBLIC HEARING for Lino Lakes Dealership and Offices 1. Conditional Use Permit 2. Site and Building Plan Review CASE NUMBER: CU2025-0001 SP2025-0005 APPLICANT: Tyler Heubsch dba Dealer Units 10731 Hawthorn Trail Woodbury, MN 55129 OWNER: Skip and Teri Cook 7920 Lake Drive Lino Lakes, MN 55014 INTRODUCTION The applicant, Tyler Heubsch, submitted a land use application for Lino Lakes Dealership and Offices. The proposed development is a motor vehicle sales lot and office building. The property address is 7920 Lake Drive. Tentative Review Schedule: Complete Application Date: September 10, 2025 60-Day Deadline: November 9, 2025 Environmental Board Meeting: September 24, 2025 Park Board Meeting: N/A Planning & Zoning Board Meeting: October 8, 2025 City Council Work Session: November 3, 2025 City Council Meeting: November 10, 2025 1 BACKGROUND The Land Use Application is for the following: Conditional Use Permit o Motor Vehicle Sales Lot Site & Building Plan Review This staff report is based on the followinginformation: Narrative prepared by Tyler Heubschdated August 11, 2025 Certificate of Survey prepared by EG Rud & Sons, Inc. dated July 24, 2025 Civil Plan Set prepared by Plowe Engineeringdated August 1, 2025 Landscape Plan prepared by Calyx Design Group revision date September 5, 2025 Architectural Plans prepared by Thielen & Green dated September 8, 2025 Photometric Plan prepared by AidElectric Corporation dated September 3, 2025 Site Drainage Narrative prepared by Plowe Engineering Inc dated September 5, 2025 Geotechnical Exploration Report prepared by Haugo GeoTechnical Services dated August 27, 2025 Traffic Study prepared by SSTS LLCdated August 22, 2025 ANALYSIS Existing Site Conditions The 2.8 acre lotis a vacant commercial site located at the southeast corner of Lake Drive and Kelly Street. It is legally described as Lot 1, Block 2, Pine Glen, an existing subdivision platted in 2006. A regional stormwater pond exists in the southeast corner of the site. Zoning and Land Use The lot is zoned GB, General Business. A motor vehicle sales lot requires a conditional use permit. The lot is guided commercial per the City’s 2040 Comprehensive Plan. Current Zoning GB, General Business Existing Land Use Vacant Commercial Future Land Use per 2040 Comp Plan Commercial Utility Staging Area 1A=2018-2025 2 Surrounding Zoning and Land Use DirectionZoningExisting Land UseFuture Land Use North GB, General Business Commercial Commercial South GB, General Business Commercial Commercial R-1X, Single Family Single Family East Low Density Residential Executive Residential Vacant Rural WestR-3, Medium Density Medium Density Residential Subdivision Ordinance This is an existing lot of record (Lot 1, Block 2, Pine Glen). There are no new lots being created; therefore, there is no new subdivision. Park dedication fees were collected with the Plen Glen plat and no additional fees are required. Site and Building Plan Review The attached Site and Building Plan Review Worksheet was completed for the lot and building to determine zoning code compliance regarding lot sizes, setbacks, architecture, lighting, and off-street parking. In general, the proposed development is compliant with minor revisions as noted. A conditional use permit (CUP) is required in the GB, General Business District for a motor vehicle sale lot. The CUP conditions will be discussed later in this report. Site Plan The lot area is 121,566 sf (2.8 acres). The front lot line is Lake Drive; however, access will be from two (2) driveways along Kelly Street. An existing stormwater basin is located in the southeast and east areas of the site. A new infiltration basin is proposed along Lake Drive. An 8ft tall screen fence is proposed along the east lot line adjacent to the residential lot. The required setback from residential property is 35ft. The parking lot and lighting poles are 50ft from the east residential lot line which exceeds the requirement. The building footprint is approximately 8,010 sf and has 37 offices, one (1) garage for parking, and two (2) conference rooms. Parking Spaces 3 The site has 119 surface parking spaces and 1 garage parking space for a total of 120 parking spaces. The commercial building proposes 2 different potential uses, offices and motor vehicles sales lot.The following summarizes the three (3) applicable parking space requirements. Per City Code Section 1007.052(6): 1.Office Buildings: 1 space for each 200 square feet of floor area. 8,010 gross floor area x 10% = 7,209 sf floor area 7,209 sf floor area/200 sf = 36 spaces required This leaves 84 parking spaces for motor vehicle sales (120-36=84). Per the applicant and state dealership license requirements, each motor vehicle dealer is required to have a minimum of 5 parking spaces. This equates to 17 offices dedicated to motor vehicle sales (84/5=17). 2. Motor Vehicle Sales Lot: 1 space for each 250 square feet of floor area of the building plus 1 space per each 2,000 square feet of gross land area. 7,209 sf floor area/250 sf = 29 spaces required 121,532 sf land area/2,000 = 61 spaces required o Total = 90 spaces required Per City Code Section 1007.132(8): 3. Motor Vehicle Sales Lot: 380 square feet of sales area per vehicle exclusive of required parking areas 43,800sf sales area (parking lot)/380 sf = 115 vehicles Required office parking areas = 36 parking spaces o Total required = 79 parking spaces for vehicle sales In summary, the proposed 120 parking spaces exceed requirements for both office and motor vehicle sales uses. Staff recommends limiting parking spaces for motor vehicle sales to 84 but this number could change based on plan revisions. Architectural Plans and Exterior Building Materials The building footprint is approximately 8,010 sf and has 37 offices, one (1) garage for parking, and two (2) conference rooms. The exterior materials include brick, glass, cultured stone, rock faced block and EIFS. Colors as shown on Sheet EX03 are red, brown, and tan. The exterior materials, colors, and percentages are compliant with performance standards. 4 The building height is 22ft which is less than that maximum 45 ft allowed. An interior mechanical room is proposed. Any exterior mechanical equipment shall be screened per ordinance. Grading Plan and Stormwater Management Per the City Engineer Memo dated October 1, 2025: Stormwater management for 7920 Lake Drive site consists of constructing infiltration basins on the east and west sides of the site. Pre- and Post- Development Discharge Rates (cfs) Condition2-Year 10-Year 100-Year 10-Day Snowmelt Existing* 0.84 1.81 5.21 Not required Proposed 0.78 1.55 5.43 Not required Additional comments/revisions are noted in the attached City Engineer memo. Public Utilities The commercial buildingwill be municipally served by an 8” sanitary sewer main and 12” watermain along Kelly Street. Tree Preservation, Mitigation Standards and Landscaping Per the September 24, 2025 Environmental Board staff report: A tree preservation plan was required for this project. There are 17 existing onsite trees, as part of the project 4 will be removed. The 4 trees to be removed are within the Basic Use Area and do not require replacement. Foundation landscaping requirement are 2 large trees + 4 large shrubs per 100lf of building facing public roads. The site has 403 lf of foundation frontage requiring 8 trees and 24 shrubs. The plans show 25 shrubs meeting the requirements but only 2 large trees (4 medium trees) being proposed. Based on the design of the building with office frontage and doors to the sidewalk, additional tree planting is not feasible. City Code section 1007.049 4(d) states the city may allow flexible planting locations where service areas or 5 other constraints make the standards difficult to meet. Staff believe this is the case in this situation. Open area landscape requirements are 1 large tree + 2 shrubs per 2,500sf of open space. The proposed development has 7,621sf of open space requiring 3 trees + 6 shrubs. Currently 29 trees and 126 shrubs are being proposed, meeting the requirement. Vehicular hardscape canopy coverage is required for commercial properties. When fully matures tree cover is required to provide canopy coverage for 40% of the hardcover. Based on the proposed plans 16,940 sf of coverage is required. The proposed plan shows 17,150sf of coverage. Coverage is being met primarily by trees within 7’ of the vehicular hardscape. 50% of the canopy square footage is given credit for trees within 7’ of the edge. There are also interior islands with tree cover that receive 100 % of the canopy coverage. Signage A separate Sign Permit Application with detailed sign information is required for any permanent or temporary signage.Sheet EX01, Conceptual Site Plan shows a monument sign in the northwest corner of the lot. Impervious Surface Coverage The allowed maximum impervious surface coverage per lot in the GB, General Business District is 75%. Sheet C1, Site Plan indicates the site is 46% impervious. This requirement ismet. Traffic Study In August 2020, Anoka County Highway Department completed a CSAH 23 Preliminary Traffic Analysis from Lexington Avenue to Main Street. The analysis included the intersection of CSAH 23 (Lake Drive) and Kelly Street. The proposed commercial development is consistent with that plan. The commercial development meets the requirements for level of service (LOS). Intersections currently operate at an overall Level of Service (LOS) A. Build condition overall LOS will continue to operate at a level A. Existing roads and intersections providing access to the development have the structural capacity to accommodate projected traffic from the proposed development. EQB Environmental Review 6 An environmental review is not required for the existing commercial lot and proposed development. Wetlands There are no wetlands on site. Shoreland District The site is not located in the Shoreland District. Floodplain There is no FEMA floodplain on site. Additional City and Government Agency Review Comments Anoka County Highway Department Anoka County Highway Department reviewed the commercial development and had no further comments. Fire and Police Department The Fire Department provided the following comments: 1. An apparatus turning radius diagram for the parking lotshall be submitted. 2. There cannot be a fence or other obstruction between the hydrant at the corner of Lake Dr. and Kelly St. and the building. We do not want to shut Kelly St. down if there is an incident. The Police Department did not have any comments. Environmental Board The Environmental Board reviewedthe development proposal at their September 24, 2025 meeting and recommended approval with minor revisions. Agreements Stormwater Maintenance Agreement 7 The stormwater facilities will be privately maintained and a Declaration for Maintenance of Stormwater Facilities will be required. Both the Rice Creek Watershed District (RCWD) and the City of Lino Lakes shall be parties to the Declaration. Development Agreement A Development Agreement is not required because this is an existing lot of record, not a subdivision. Site Improvement Performance Agreement A Site Improvement Performance Agreement will be required prior to construction. Comprehensive Plan The Lino Lakes Dealership and Offices commercial development is consistent with the goals and policies of the comprehensive plan regarding land use, housing, economic development, transportation, local water management plan, sanitary sewer, water supply and parks, greenway and trails. Land Use Plan The 2040 Comprehensive Plan guides the lot for commercial use. Lino Lakes Dealership and Offices is consistent with commercial land use. Housing Plan The goals and policies of Housing Plan are not negatively impacted by the commercial development. Economic Development Lino Lakes Dealership and Offices supportsthe City’s economic development plan. Transportation Plan Goals of the Transportation Plan are to ensure that street and roads are as safe as possible and to reduce unnecessary traffic. CSAH 23 (Lake Drive) is an A-Minor Arterial Reliever county road. Kelly Street is a local road. The exiting road system can accommodate the traffic generated by the commercial development. Local Water Management Plan 8 The purpose of the water management program is to protect, preserve, and use natural surface and groundwater storage and retention systems and prevent erosion of soil into surface water systems. The commercial development will construct stormwater management BMP’s such as curb, gutter, and stormwater ponds. Sanitary Sewer Plan The goal of the sanitary sewer plan is to maintain the city’s residents and businesses with an affordable and safe sanitary sewer system. The commercial development will be served by an affordable and safe sanitary sewer system. Water Supply Plan A goal of the water supply plan is to provide residents and businesses with affordable potable water that is safe and of high quality for daily consumption and fire demand. The commercial development will be served with a safe and high quality water supply. Parks, Greenways and Trails A goal and policy of the parks, greenways and trails plan is to continue to development and fund recreational activities in the City. A trail easement will be required along Lake Drive for future trail construction. Findings of Fact for Conditional Use Permit and Site & Building Plan Review The lot is zoned GB, General Business which allows for motor vehicle sales with an approved conditional use permit. It should be noted that no automobile repair-major and minor use is allowed on site. Per City Code Section 1007.016(3): (e) The Planning and Zoning Board shall hold the public hearing and consider possible adverse effects of the proposed conditional use. Its judgement shall be based upon, but not limited to, the following factors: 1. The proposed development application has been found to be consistent with the design standards listed in § 1007.020(4). See below for Site and Building Plan Review performance standard requirements. 2.Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, or odors. 9 The proposed motor vehicle sales lot will not involve activities detrimental to any person, property, or the general welfare. 3. Will not result in the destruction, loss, or damage of a natural, scenic or historic feature of major importance. The proposed motor vehicle sales lot will not result in the destruction of a natural, scenic, or historic feature of major importance. Per City Code Section 1007.020: (4) Performance Standards. Plans which fail to meet the following criteria shall not be approved. (a) The proposed development application must be consistent with the policies and recommendations of the Lino Lakes Comprehensive Plan. The proposed motor vehicle sales lot is consistent with the policies and recommendations of Comprehensive Plan and commercial land use. (b) The proposed development application is compatible with present and future land uses of the area. The proposed motor vehicle sales lot is compatible with present and future land uses of the area. (c) The proposed development application conforms to performance standards herein and other applicable City Codes. The proposed motor vehicle sales lot conforms to City Code performance standards with minor revisions as noted in this staff report. (d) Traffic generated by a proposed development application is within the capabilities of the City when: 1. If the existing level of service (LOS) outside of the proposed development is A or B, traffic generated by a proposed development will not degrade the level of service more than one grade. 2. If the existing LOS outside of the proposed development is C, traffic generated by a proposed development will not degrade the level of service below C. 3. If the existing LOS outside of the proposed development is D, traffic generated by a proposed development will not degrade the level of service below D. 10 4. The existing LOS must be D or better for all streets and intersections providing access to the proposed development. If the existing level of service is E or F, the developer must provide, as part of the proposed project, improvements needed to ensure a level of service D or better. 5. Existing roads and intersections providing access to the proposed development must have the structural capacity to accommodate projected traffic from the proposed development or the developer will pay to correct any structural deficiencies. 6. The traffic generated from a proposed development shall not require City street improvements that are inconsistent with the Lino Lakes Capital Improvement Plan. However, the City may, at its discretion, consider developer-financed improvements to correct any street deficiencies. 7. The LOS requirements in paragraphs 1. to 4. above do not apply to the I- 35W/Lake Drive or I-35E/Main St. interchanges. At City discretion, interchange impacts must be evaluated in conjunction with Anoka County and the Minnesota Dept. of Transportation, and a plan must be prepared to determine improvements needed to resolve deficiencies. This plan must determine traffic generated by the proposed development project, how this traffic contributes to the total traffic, and the time frame of the improvements. The plan also must examine financing options, including project contribution and cost sharing among other jurisdictions and other properties that contribute to traffic at the interchange. The proposed motor vehicle sales lot meets Level of Service (LOS) requirements. The existing roads and intersections providing access to the proposed development have the structural capacity to accommodate projected traffic from the proposed development. The traffic generated from a proposed development does not require City street improvements that are inconsistent with the Lino Lakes Capital Improvement Plan. (e) The proposed development shall be served with adequate and safe water supply. The proposed motor vehicle sales lot will have an adequate and safe water supply. (f) The proposed development shall be served with an adequate or safe sanitary sewer system. The proposed motor vehicle sales lot will be served with an adequate waste disposal system. 11 (g)The proposed development shall not result in the premature expenditures of City funds on capital improvements necessary to accommodate the proposed development. The proposed motor vehicle sales lot does not require City funds. (h)Fire prevention and fighting equipment acceptable to the Board of Fire Underwriters and City Council shall be readily available when any activity involving the handling or storage of flammable or explosive materials is carried on. The proposed motor vehicle sales lot will have fire prevention and fighting equipment readily available. Specific Conditional Use Permit (CUP) Requirements In addition to the above administrative requirements of a conditional use permit, the following specific performance standards of City Code Section 1007.132(8)must also be met: (h) Motor vehicle sales lot provided that: 1. Outside sales areas are fenced or screened from view of neighboring residential uses or an abutting residential district in compliance with § 1007.049. An 8ft tall screen fence and landscaping will be installed along the east side of the parking lot abutting the residential district. 2.Outside services and sales are associated with a principal building of at least 1,000 square feet of floor area. The principal building footprint is 8,010 sf gross and 7,209 sf floor area. 3. The entire sales lot and off-street parking area is paved. The entire sales lot and off-street parking area is paved. 4. Parking for customers and employees must be provided in compliance with § 1007.052(6). The commercial building is a combinationof office space and motor vehicle sales lot uses.The proposed 120 parking spaces is compliant for customer and employee parking. 12 5.For passenger motor vehicle sales activities, a minimum of 380 square feet of sales area per vehicle is provided exclusive of required parking areas. Minimum sales area for all other motor vehicles will be determined by the City Council during the review of the conditional use permit. A minimum of 380 sf of sales area per vehicle is provided exclusive of required parking areas. 6. A perimeter curb is provided around the sales/parking lot. A perimeter curb is provided around the sales/parking lot. 7. All lighting shall be hooded and so directed that the light source is not visible from the public right-of-way or from an abutting residence and shall be in compliance with § 1007.046. The photometric plan and lighting details shall be revised to be in compliance with §1007.046. 8.Vehicles for sale shall be displayed in an orderly manner. The vehicles for sale shall be displayed and parked in the approved, striped parking spaces. RECOMMENDATION Staff recommends approval of the Lino Lakes Dealership and Offices conditional use permit and site & building plan review subject to following conditions: 1.No more than 84 parking spaces shall be designated for motor vehicle sales. a. Note the number of parking spaces may change after plan revisions have been made. 2. No automobile repair, major or minor, is allowed in the garage bay. 3. A 15ft wide trail easement is required along the interior west lot line along Lake Drive for future trail construction. 4. Parking lot lighting shall be dimmed after business hours. The following comments shall be addressed prior to City Council consideration of the conditional use permit and site & building plan review: 1.All comments from the City Engineer memo dated October 1, 2025. 2.All comments from the Environmental Coordinator memo dated September 24, 2025. 3.All comments highlighted in red on the Site & Building Plan Review Worksheets. 13 4.A fire apparatus turning radius diagram for the parking lot shall be submitted. 5. Mechanical equipment screening shall be provided. 6. A draft trail easement and exhibit shall be provided. 7.The building sf shall be the same on all applicable plan sheets. a. For example, Sheet C1 notes 8,410sf but Sheet EX01 notes 8,010sf. 8.Sheet C1, Site Plan: a. Curbed parking space islands are required at both driveway entrances and the east drive lane. b. The trash enclosure shall be rotated so the gates do not face Kelly Street or Lake Drive. c.Verify that all exterior doors meet ADA clearance requirements. 9.Sheet EX01, Conceptual Site Plan: a. A scale bar shall be added to the sheet. b. The red and blue lines shall be labeled. c.The 8ft tall screen fence shall extend the full length of the parking lot. d.Under General Site Plan Notes, revise Off-Street Parking Data: i. Office space is per floor area, not gross. 1. Subtract 10% from gross area to calculate floor area. 2. See Site and Building Plan Review Worksheet ii. 8,800 sf does not match site plans. iii. 151,532 sf should be 121,532 sf 10. Photometric Plan and Lighting Fixtures: a. The photometric plan does not meet foot candle requirements and shall be revised. b. Glare shields shall be installed on all light pole fixtures. ATTACHMENTS 1.Site Location & Aerial Map 2.Applicant Narrative 3. Civil Plan Set 4. Landscape Plans 5. Architectural Plans 6. Photometric Plan 7. City Engineer Memo dated October 1, 2025 8. Environmental Coordinator memo dated September 24, 2025 9.Site and Building Plan Review Worksheet 14 34 Es* DTBI)Mblf 48084LIC. NO.xx/xx/xxxxDATE: TREE PRESERVATION PLAN BENJAMIN D. HARTBERG, PLA 7920 LAKE DRIVE, LINO LAKES, MINNESOTA OFFICES 09.05.2025CITY PERMITTING SET of MINNESOTA. Landscape Architect under the laws of the State 09.03.2025BUILDING CHANGES supervision and that I am a duly Licensed 08.07.2025INITIAL CITY SUBMITTAL PLAN SET LINO LAKES DEALERSHIP report was prepared by me or under my direct DESCRIPTIONDATE I hereby certify that this plan, specification, or ENIL YTREPO RP 9 40 409 48084LIC. NO.xx/xx/xxxxDATE: LANDSCAPE PLAN BENJAMIN D. HARTBERG, PLA 7920 LAKE DRIVE, LINO LAKES, MINNESOTA OFFICES CITY PERMITTING SET09.05.2025 of MINNESOTA. Landscape Architect under the laws of the State BUILDING CHANGES09.03.2025 supervision and that I am a duly Licensed INITIAL CITY SUBMITTAL PLAN SET08.07.2025 LINO LAKES DEALERSHIP report was prepared by me or under my direct DESCRIPTIONDATE I hereby certify that this plan, specification, or 0 1 9 ENIL YTREPO RP 9 40 409 SEE DETAIL 1/L1.2 SECTION LINE OfficesDealership 9/3/2025 Lino Lakes REV 1 1056264419760.910ALF LS500 T4 G2 FSK-42000Lm-40KSingleFF4 264264448800.910ALF LS500 T5 G2 FSK-42000Lm-40KSingleDD1 6483656960.910WFV LS70 G2 FSK-5700Lm-40KSingleWP18 WattsWattsLumens TotalLuminaireLuminaireLLFDescriptionArrangementLabelQtySymbol Luminaire Schedule N.A.N.A.0.019.52.00FcIlluminanceGround_Planar Max/MinAvg/MinMinMaxAvgUnitsCalcTypeLabel Calculation Summary Memorandum To:Katie Larsen, Lino Lakes City Planner From:Diane Hankee PE, Lino Lakes City Engineer Date:October 1, 2025 Re:7920 Lake Drive–Lino Lakes Dealership SitePlan Review 031861-000 WSB reviewed the Civilplans for the Lino Lakes Dealership + Office site in Lino Lakes, MN, received September 8, 2025. The site is 2.79acres and located at 7920 Lake Drive eastofLake Drive (CSAH 23) on the south side of Kelly Street. The lot has frontage along Lake Drive(CSAH 23). Comments were made on the following documents: Lino Lakes Dealership + Office-Civil Plans prepared by Plowe Engineering, dated September 5, 2025, received September 8, 2025. Lino Lakes Dealership + Office-Stormwater DrainageReport prepared by Plowe Engineering, dated September 5, 2025, received September 8, 2025. Lino Lakes Dealership + Office–Traffic Study prepared by SSTS, dated August 22, 2025, received September 8, 2025. Lino Lakes Dealership + Office–Geotechnical Exploration Report prepared by Haugo Geotechnical Services, dated August 27, 2025, received September 8, 2025. The following review comments should be responded to in writing by the applicant. Engineering General The Lino Lakes Dealership + Office site project proposes to createanoffice space for independent automotive dealerships which includes the associated parking lot, utilities, and landscaping. The site is locatedat 7920 Lake Driveon Lot 1Block 2of the Pine Glen Addition and will be accessed from KellyStreet. Grading A grading and drainage plan was provided for the site including paved areas, curb, and retaining walls. Comments: 1.Remove basin (INF-2) from drainage and utility easement 2.Provide Emergency Overflow (EOF) elevations for all low points in the parking or green space areas. 3.Provide 15' trail easement a.Grade for future trail Ms. Katie Larsen 10/1/2025 Page 2 4. Address conflict between FES/storm sewer and retaining wall a. Provide detail 5. Provide retaining wall details a. Retaining Walls greater than 4' would require a City permit and be designed by a structural engineer 6. Verify whether CBMH 1 or CBMH 3 can be shifted to eliminate CB(ST)MH 2 7. Additional redlines on the plans to be addressed Stormwater Management Stormwater management for 7920 Lake Drive site consists of constructing infiltration basins on the east and west sides of the site. Pre- and Post- Development Discharge Rates (cfs) Condition 2-Year 10-Year 100-Year 10-Day Snowmelt Existing* 0.84 1.81 5.21 Not required Proposed 0.78 1.55 5.43 Not required *Existing conditions is the updated modeling of the regional drainage system with assumed developed landcover, the slight increase in 100-yr is still less than undeveloped runoff totals Comments: 1. The proposed parking lot grading must be revised to raise it above the regional pond HWL of 906.53. 2. CBMH 3 needs a sump to provide pretreatment of inflows to INF-1. 3. Rolled erosion blanketing containing natural netting is needed on proposed 3:1 slopes. 4. Riprap stabilization is recommended instead of matting for INF-2 basin overflow. 5. Native vegetation must be shown over proposed infiltration BMPs and their side slopes in the landscaping plan. 6. Trees should not be planted in the infiltration basin. 7. Exfiltration must be removed from the modeling for determination of site rate control and HWLs. 8. HydroCAD modeling should use the separate impervious/pervious runoff mode in model settings for most accurate hydrology. 9. Revise storm sewer to collect more of the surface flow from the eastern half of the parking area. a. Currently all surface flow goes to the southeast curb cut Water Supply An 8” DIP CL 52 water service stub is supplied to the site. Comments: 1. Show approximate location where existing utilities enter the building. 2. We recommend that the City Deputy Director of Public Safety-Fire Division review the proposed plan for water supply and hydrant coverage. 7920 Lake Drive – Lino Lakes Dealership – Engineering Review Ms. Katie Larsen 10/1/2025 Page 3 3. Verify need for separate fire and domestic services with separate shutoffs 4. Additional redlines on the plans to be addressed Sanitary Sewer A 6” PVC SCH 40 sanitary sewer service stub is supplied to the site. Comments: 1. Show approximate location and elevation where existing utilities enter the building. 2. Additional redlines on the plans to be addressed Transportation The 7920 Lake Drive site proposes the use of two access off of Kelly Drive. Comments: 1. We recommend that the City Deputy Director of Public Safety-Fire Division review the proposed plan for emergency access. 2. Provide turning movements for expected delivery/semi-truck vehicles within the lot. 3. A photometric plan has been provided. Ensure lights are not placed on curblines and that foot candle levels meet Lino Lakes City Ordinance. 4. The parking calculations meet Lino Lakes City Ordinance. 5. Show curb ramp locations. 6. Based on a 8,410 SF Small Office Building use, ITE estimates 14 trips in the AM peak hour, 18 trips in the PM peak hour, and 121 daily trips. The site will have minimal impacts to the adjacent roadway network and the Traffic Study does not recommend any mitigation measures. 7. Minor comments on the Traffic Study include updating the size of the building to 8,410 square feet. The Traffic Study does meet the Lino Lakes City Ordinance. 8. Provide pedestrian ramps across entrances 9. Follow commercial entrance detail to have 25' radii matching into Kelly Street Wetlands and Mitigation Plan Wetlands are not present. Landscaping Specific landscaping plans were provided as part of the submittal and the City’s Environmental Coordinator will review and provide in-depth comments. Floodplain No floodplain on the site. Drainage and Utility Easements 7920 Lake Drive – Lino Lakes Dealership – Engineering Review Ms. Katie Larsen 10/1/2025 Page 4 Drainage and utility easements are required for stormwater systems. This includes the area encompassing the 100-yr HWL of any BMPs. Comments: 1. Provide 15' trail easement as shown a. Grade area for future trail . Development Agreement A Development Agreement will not be required but a Site Performance Agreement will be. Grading Agreement Grading agreement not required at this time. Stormwater Maintenance Agreement The stormwater facilities will be privately maintained and a Declaration for Maintenance of Stormwater Facilities will be required. Both the Rice Creek Watershed District (RCWD) and the City of Lino Lakes shall be parties to the Declaration. Permits Required 1. NPDES General Construction Permit 2. City of Lino Lakes Zoning Permit for construction 3. Anoka County Highway/Right of Way Permit 4. Rice Creek Watershed District 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. 7920 Lake Drive – Lino Lakes Dealership – Engineering Review Environmental Memo To: Katie Larsen, City Planner From: Tom Hoffman, Environmental Coordinator Date: September 24, 2025 Re:Environmental Comments– 7920 Lake Drive- Lino Lakes Dealership Staff has reviewed the submittals and had recommended the following: 1.CBMH 3 should be a sump structure to provide pretreatment before discharging into the infiltration basin. Otherwise, an additional structure should be proposed prior to the outlet as a sump. 2.Recommend planting native species or low mow fescue adjacent to the parking lot where the site drains to the stormwater bmp. a. Filtration of additional buffer will be beneficial to soil stabilization, pollutant filtration, and wildlife/pollinator habitat. 3.Rock mulch bed for landscaping to be flush with ground level. 4.Remove tree plantings from within the infiltration basin 1 as this will lead to maintenance issues. a. Removal of the trees from the basin will likely change the vehicular hardscape coverage calculations 5.Infiltration Basin 1 is being proposed as a snow storage area, staff highly recommends storing snow outside of the basin. Storage within the basin will lead to higher sedimentation rates, increased chloride, and maintenance issues. 6.Retaining wall around infiltration basin 1 is concerning for future maintenance operations. 7. Infiltration Basin 1 shows being stabilized with sod, provide live plugs and native seed like Basin 2. 8. End cap parking breaks should have landscaping provided 9.8’ privacy fence should be constructed of maintenance free material 10. Glare shield to be provided on parking lot lighting 11. NPDES permit will be required for the project. Provide proof of permit before construction. a. Provide inlet protection in both CB adjacent to Kelly Street b.Add note that street sweeping of adjacent impervious surface is required by the authorization of the City Engineer. c. Final Erosion control review will be completed with future submittals. Page 2 PLANNING & ZONING BOARD AGENDA ITEM 7A STAFF ORIGINATOR: Katie Larsen, City Planner Michael Grochala, Community Development Director MEETING DATE: October 10, 2025 TOPIC:Main Street Master Plan Comprehensive Plan Amendment CASE NUMBER: CPA2025-XX APPLICANT: City of Lino Lakes OWNER: N/A REVIEW SCHEDULE: N/A INTRODUCTION Staff will be providing an update on the Main Street Master Plan Comprehensive Plan Amendment. BACKGROUND The Main Street Master Plan was approved by the City Council on August 27, 2025, as the guiding document for the Main Street Corridor. As part of the implementation process an amendment to the City’s Comprehensive Plan is necessary, covering the entire study area. The amendment will include: Text modifications to the Planning District 2 guidance incorporating the Master Plan Amendment of the 2040 and Full Build Land Use Plans Amendment of the 2040 Utility Staging Plan Updates to land supply and density tables Updates to the Sanitary Sewer Chapter Staff will provide an overview of the proposed changes at the October 10, 2025, meeting. A public hearing will be held to consider the proposed amendment at the November 12, 2025, Planning and Zoning Board meeting. In addition, the planned amendment will be distributed to adjacent governmental jurisdictions for review including the City of Blaine, Centennial and Forest Lake School Districts, Anoka County and the Rice Creek Watershed District. 1 Following the hearing the proposed amendment will be forwarded to the City Council for consideration in late November or early December. RECOMMENDATION None. Discussion only. ATTACHMENTS None. 2