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Home My WebLink About12/10/2025 PZ Combined Packet PLANNING & ZONING BOARD AGENDA Wednesday, December 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: November 12, 2025 6.Action Items A.CONTINUED PUBLIC HEARING: Peltier Ponds Comprehensive Plan Amendment, Rezoning, PUD Preliminary Plan and Preliminary Plat B.PUBLIC HEARING: Lyngblomsten PUD Amendment #3 - Skilled Nursing Care Center 7.Discussion Items A.Project Updates ADJOURNMENT CITY OF LINO LAKES PLANNING & ZONING BOARD MINUTES DATE: November 12, 2025 TIME STARTED: 6:30 P.M. TIME ENDED: 10:14 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, Jessica Eller, Marissa Ertel 1.CALL TO ORDER AND ROLL CALL Chair Root called the Lino Lakes Planning & Zoning Board meeting to order at 6:31 p.m. on November 12, 2025. 2.PLEDGE OF ALLEGIANCE 3.PUBLIC COMMENT Chair Root declared public comment open at 6:34 p.m. Diane Barber, 8031 Danube Street NE, spoke on traffic. Ms. Barber had worries that potentially increased traffic on Danube would be dangerous for children. Stephanie Falkers, 154 Pine Street, spoke on the concept plan. Ms. Falkers lives on the border of the Del Webb-Pulte Homes and wanted to make sure the value of the property is taken in mind. Julie Schwartz, 2140 Otter Lake Drive, spoke on the Del Webb – Pulte Homes concept plan. Ms. Schwartz hopes their properties will be taken into consideration with this concept plan to make sure property value is considered. Ms. Schwartz had concerns about density. Ms. Schwartz had hoped the city would have reached out to have them be in talks regarding development. DRAFT MINUTES Planning & Zoning Board November 12, 2025 Page 2 Angela Coil, 7672 Sunset Avenue, spoke on overall city planning. Ms. Coil believes the City should market luxury homes. Ms. Coil stated that residents do not want high density, and the City should market more retail. Chris Stowe, 416 Pine Street, had concerns regarding water. Mr. Stowe is concerned about flooding along Pine Street. Mr. Stowe believes the pipes need to be lowered and flow south. Mr. Vojtech motioned to close public comment at 6:46 p.m. Motion was seconded by Mr. Kohler. Motion carried 7-0. 4.APPROVAL OF AGENDA The agenda was approved as presented. 5.APPROVAL OF MINUTES Mr. Vojtech moved to approve the September 10, 2025 and October 8, 2025 meeting minutes. Motion seconded by Mr. Kohler. 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, September 10, 2025 and October 8, 2025. The applicant submitted revised PUD Preliminary Plans/Preliminary Plat on November 3, 2025. Mr. Evenson 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. Laden. Motion carried 7-0. DRAFT MINUTES Planning & Zoning Board November 12, 2025 Page 3 B.Public Hearing: Main Street Master Plan Comprehensive Plan Amendment Kendra Lindahl presented the staff report. The City of Lino Lakes has initiated a Comprehensive Plan Amendment (CPA) to implement the adopted Main Street Master Plan that was completed as part of an Alternative Urban Area Review (AUAR) process in the northwest corner of Lino Lakes. The CPA area totals approximately 934 acres of land. The City of Lino Lakes is proposing amendments to the 2040 Comprehensive Plan to implement the Main Street Master Plan. The Main Street Master Plan project area is guided appropriately for the planned development and that the utility staging plan reflects the master plan staging. Mr. Root had questions about the figures being changed. Specifically, 3-3. Mr. Grochala stated he would get back to that for Mr. Root. Mr. Root spoke on changes regarding the densities; Mr. Root asked if the text be changed as well to reflect the density. Ms. Lindahl stated that the language will be reviewed by the City Council and the Metropolitan Council. The language will not need to change, since this language will be included in the Master Plan, which will be included in the 2040 Comprehensive Plan. Mr. Vojtech wanted to understand why the acreage changed. Mr. Grochala stated it was just shifting acreage to fit the requirements of the Metropolitan Council. The public hearing was opened at 7:01 p.m. Chris Stowe, 416 Pine Street, wanted to look at the map and believes it does not match what was proposed. Mr. Stowe is worried about flooding and the speed of development. Stephanie Falkers, 154 Pine Street, believes there are inconsistencies in the utility staging map. Ms. Falkers understands there are Metropolitan Council requirements that need to be met. Ms. Falkers wanted to address the utility staging for the area. Julie Schwartz, 2140 Otter Lake Road, agreed with Ms. Falkers. Ms. Schwartz wants the properties to be moved into similar utility staging. Angela Coil, 7672 Sunset Avenue, stated the residents do not want high density. Ms. Coil believes the City should require high-density to be near the highway. Ms. Coil stated again that the City should market to luxury home developments. DRAFT MINUTES Planning & Zoning Board November 12, 2025 Page 4 The public hearing was closed at 7:11 p.m. Moved by Evenson, seconded by Vojtech. Mr. Root addressed the drainage issues in the northwest quadrant. Mr. Grochala stated that the drainage goes through 10-22-32, built to drain agricultural land. When development happens, the drainage will be addressed. The watershed district currently does not have concerns about that area. The City is having conversations with the watershed district. Mr. Root wanted to address the density concerns, how new development impacts taxes, and public transportation. Mr. Grochala stated we did not change the density to the area with the master plan, rather just moved the density around, like moving the high density towards the border with Blaine. Mr. Grochala stated that we do not have the density to justify having public transit. Mr. Grochala explained that there is not an economic study done with each development regarding taxes. Mr. Grochala stated that rooftops generate commercial coming in and would generate revenue. Mr. Grochala stated that having a diverse tax base would make it so that we do not rely on one tax base. The City does not go out and look for developers; we have statutes to meet through the state. The City cannot dictate what is built, only that the proposals that come in meet City requirements set by the City Council. Mr. Root asked what would happen if the City were to opt out of the Metropolitan Council. Mr. Grochala stated Ham Lake does not have sanitary sewer. Lino Lakes has sanitary sewer which services our commercial and industrial districts. The City is required to be in conformance with the Metropolitan Council since we do utilize sanitary sewer. Mr. Root wanted to address the phase changes, specifically the utility phasing. Mr. Grochala stated that only one property was changed into a different phasing district. This is not to say that it cannot change moving forward. Mr. Root wanted to know what property owners that want their utility staging to be moved up can do. Mr. Grochala stated that property owners who want to be moved up need to speak with the City. Mr. Wipperfurth wanted to address the watershed district issues and what the City can do. Mr. Grochala stated the City has reached out to the watershed district, and that the watershed district has stated they do not see an issue. The City is having additional meetings with the watershed district and additional studies are being considered. The City is replacing the Andall Street culvert. Mr. Grochala stated that ditch law is complicated and is created by the state. Mr. Wipperfurth wondered if the watershed is waiting for development before addressing issues in the area. DRAFT MINUTES Planning & Zoning Board November 12, 2025 Page 5 Mr. Wipperfurth asked when the City will start to work on the 2050 Master Plan and if that would be the time for resident concerns. Mr. Grochala stated that the process will start in mid-2026 and needs to be completed by 2028. Mr. Laden motioned to approve the Main Street Master Plan Comprehensive Plan Amendment. Motion seconded by Mr. Evenson. Motion carried 7-0. C.Public Hearing: Waldoch Farm Agritourism Conditional Use Permit Amendment Ms. Larsen presented the staff report. The applicant, Waldoch Farm, submitted a land use application for Waldoch Farm Agritourism. A conditional use permit is required for agritourism. The property address is 8174 Lake Drive. Mr. Wipperfurth had questions regarding parking and if there would be a parking setback. Ms. Larsen stated that the applicant will have to meet City requirements regarding parking. Mr. Kohler wanted to know who would oversee traffic control and who would pay the police department. Ms. Larsen stated that the farm would be responsible for paying for police time if this became necessary. Mr. Root wanted clarification regarding the uses in the applicant narrative. Jeff Joyer, 8174 Lake Drive, the applicant was available for questions. Mr. Joyer stated that since the application was completed, they had a neighborhood meeting with question-and-answer section. Mr. Joyer stated that most residents who attended the meeting stated that they wanted to make sure the farm did not go anywhere, that is not to say that there are no people who don’t want them there. Mr. Joyer wants to preserve the farm and continue to educate future generations on farming. Mr. Joyer wants to know what public concerns would be. Mr. Vojtech wanted to confirm that the gate to Elbe Street would not be opened for any reason other than emergency access. Mr. Joyer confirmed that there are no plans to use Elbe Street for anything other than emergency services. st Mr. Vojtech had questions about whether there have been issues with 81 and Elbe Street. Mr. Joyer stated that there has not been. Mr. Vojtech also wanted to know about the parking lot setbacks and how that is enforced. Mr. Joyer stated that there is a fence in place. DRAFT MINUTES Planning & Zoning Board November 12, 2025 Page 6 Ms. Guthmueller wanted to know what a corn box is. Mr. Joyer stated that it would be a sandbox with corn instead of sand. Ms. Guthmueller wanted to know what they would use the commercial kitchen for. Mr. Joyer stated it would be items that they make using their crops including sour kraut and salsa, with hopes to expand the menu of items provided. Mr. Root stated that the farm is an asset to the City and appreciates that a neighborhood meeting was held. The public hearing was opened at 8:08 p.m. stst James Carr, 954 81 Street, states the applicant has a gate on 81 Street where the st future parking is located. Mr. Carr would like to know why he does not have 81 Street gate listed. Mr. Carr would like the gates to be removed from their neighborhood. st Diane Barber, 8031 Danube Street, spoke on the two openings on Elbe and 81 Street. Ms. Barber wants a definition of an emergency and when the gates would be opened by the police. st Julie Pearson, 945 81 Street, worries about the children playing on the streets. Ms. Pearson stated that once lights went in and people started speeding. Ms. Pearson stated that the applicants have opened gates before. Ms. Pearson reiterated her worries for the kids since there are no parks or sidewalks. Tere O’Connell, 1000 Main Street, has been going to Waldoch’s for years. The farm is a treasure and is a business that started without taxpayer dollars. Ms O’Connell hopes we can figure out parking. Matt Gilbertson, 154 Pine Street, spoke in favor of permit. Mr. Gilbertson stated that his family loves going to the farm. Mr. Gilbertson encouraged others in the community to visit the farm. Mr. Gilbertson believes we need to study drainage and parking. Chris Stowe, 426 Pine Street, spoke on conditional use permits and his worries about the City. Mr. Vojtech motioned to close the public hearing. The motion was seconded by Mr. Kohler. Motion carried 7-0. Mr. Root wanted to address public concerns regarding the gates on the property at Elbe st Street and 81 Street. Mr. Wipperfurth stated that a recommendation should be not st using the gate at 81 Street along with the Elbe Street gate. DRAFT MINUTES Planning & Zoning Board November 12, 2025 Page 7 Mr. Root wanted to address the concerns regarding the parking lot. Ms. Hankee stated that they do have stormwater management in place. Mr. Joyer addressed the board regarding the overflow parking area. The overflow lot is also used for ponies on site and used for agriculture. Mr. Joyer stated that the overflow lot is really used about six weekends a year in the fall. Mr. Joyer addressed the drainage issues and stated he has not witnessed oil in the overflow lot himself. Mr. Laden wanted to address the future parking area. Mr. Joyer stated that there are st currently pine trees that are falling over. The use of 81 Street gate would not be an issue since they do not plan to use it. Mr. Kohler asked if there would be potential for them to add a driveway along 14. Mr. Joyer stated that the street would go over wetlands and would not be viable. Mr. Joyer stated it would be easier to manage one entrance and train the public to use one entrance. Unless Lake Drive were to be closed again, they would not consider using another entry point. Mr. Wipperfurth stated that the Christmas Tree Farm was a conditional use permit. Mr. Wipperfurth had questions about the Conditional Use Permit and if there was a way to limit the scope to normal business hours. Mr. Wipperfurth motioned to approve the Conditional Use Permit for agritourism with the staff recommendations and board recommendations including language to stop st drivers going through Elbe and 81 Street and staff looking into hours of operation, language that the public safety department are the ones to determine when the emergency access would be used, to have signage regarding special events and that Lake Drive only access to the site for visitors. Motion seconded by Mr. Evenson. Motion carried 7-0. D.Del Webb- Pulte Homes PUD Concept Plan The applicant, Pulte Homes of MN LLC, is proposing a master planned development in the northwest area of the City. It is located north of Main Street (CSAH 14), northeast of Sunset Ave NE (CR 53), and south of Pine Street. The development contains approximately 260 gross acres and consists of a mix of 735 residential housing units. The proposed development will be referred to as Del Webb-Pulte Homes. The proposal consists of three (3) different development areas. The Del Webb neighborhood is in the northwest area of the site. The Pulte Homes neighborhood is in the southeast area of the site. A future Planned Residential/Commercial area is in the southwest area of the site. DRAFT MINUTES Planning & Zoning Board November 12, 2025 Page 8 Paul Heuer with Pulte Homes presented along with Ms. Larsen. Mr. Wipperfurth wanted to know if the streets were private or public. Mr. Heuer clarified that the townhome streets are private. Mr. Kohler wanted to know if the other Del Webb locations were sold out in the state. Mr. Heuer stated that they are sold out in both locations. Mr. Evenson stated that the applicant did a great job matching the Master Plan and would be in favor of the garage size flexibility in the Del Webb portion of the development. Mr. Evenson wondered if the thirty percent open space was a large amount. Mr. Kohler would be in favor of the flexibility the developer was asking for. Mr. Wipperfurth had questions about the Pulte Homes R-2 zoning and whether they are hitting the lot size requirement. Mr. Wipperfurth believes that this is changed from the Master Plan regarding where the density is placed. Mr. Wipperfurth is in favor of wider single-family lots. Mr. Wipperfurth had questions about where streets will be stubbed. Mr. Wipperfurth also spoke about the trails and wants the trail to extend to the park. Mr. Wipperfurth wants to see the trail put in before the road connection. Mr. Vojtech would not be in favor of the smaller lot sizes for the single-family homes. Mr. Vojtech also is not in favor of the smaller lot sizes for the Del Webb neighborhood. Mr. Vojtech wanted to know if other cities approved of the smaller lot sizes. Mr. Heuer stated that Chaska and Corcoran both approved them for their Del Webb neighborhoods. Mr. Evenson liked the arterial streets leading to the parks. Mr. Laden agrees with Ms. Larsen’s comments in the staff report. Mr. Laden thinks we should consider what future development will look like, especially regarding the potential future connection to Pine Street. Mr. Laden thinks the cul-de-sacs should be shortened and provide premium lots. Mr. Laden does not like the idea of a 55+ only neighborhood. Mr. Laden also does not like the idea of a gated community that is not actually gated. Mr. Laden would like to see more open spaces along the public facing spaces. Mr. Laden believes if we have smaller garages they should have more house frontage. DRAFT MINUTES Planning & Zoning Board November 12, 2025 Page 9 Ms. Guthmueller had questions regarding the missing space at the top of the concept plan. Ms. Larsen stated that those lots are currently owned by different property owners and currently have homes on them. Ms. Guthmueller agreed on house frontage in regard to the garage size. Mr. Vojtech had questions about the open water space in the Pulte Home portion. Mr. Heuer stated that this would not be used for recreation. Mr. Root had comments about the corridors and the green space. Mr. Wipperfurth wondered if the green spaces were a public benefit. Mr. Wipperfurth thinks the public benefit would only be allowing for different housing options. Mr. Root wanted to know how realistic the yield plan is. Mr. Heuer stated they would much rather build the PUD Plan, if they did not use the PUD plan, they would not be able to provide what the market is looking for. Mr. Root had concerns about the five-foot setbacks. Mr. Heuer stated that this is becoming more common with the market and they have not had issues with this. Mr. Root worries that if we allow the smaller lots in the Del Webb neighborhood that we would be setting a precedent for future developments. Mr. Root wanted to make sure the Board comments were listed out regarding pocket parks, the cul-de-sacs, and connector streets. E.Lake Amelia Woods Final Plat Ms. Larsen presented the staff report. The applicant, TJB Homes, Inc, submitted a land use application for Lake Amelia Woods Second Addition final plat. This is a replat and easement dedication of the existing four (4) lot rural subdivision east of Amelia Lake. On October 13, 2025, the City Council passed Resolution No. 25-141 approving the Lake Amelia Woods Preliminary Plat Application Amendment. The amendment revised the grading plan to remove the stormwater ponds related to the existing four (4) lot rural subdivision. Tom Budzinski with TJB Homes, the applicant, was present to answer questions. Mr. Wipperfurth motioned to approve the Lake Amelia Woods Second Addition Final Plat. Motion seconded by Mr. Laden. Motion carried 7-0. DRAFT MINUTES Planning & Zoning Board November 12, 2025 Page 10 7.DISCUSSION ITEMS A.Met Council 2050 System Statement Mr. Grochala let the Board know that during an upcoming City Council Work Session, a Metropolitan Council representative will be presenting the system statement and encouraged them to attend. B.Project Updates Mr. Grochala provided project updates to the Board. Mr. Vojtech moved to adjourn the meeting. Motion seconded by Mr. Kohler. Meeting adjourned at 10:14 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: December 10, 2025 REQUEST: CONTINTUED 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 282 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 September 10, 2025 Planning & Zoning Board Meeting: October 8, 2025 November 12, 2025 December 10, 2025 City Council Work Session:January 5, 2026 City Council Meeting:January 12, 2026 BACKGROUND The Land Use Application is for the following: Comprehensive Plan Amendment Rezoning PUD Preliminary Plan Preliminary Plat This staff report is based on the following submittals: Applicant Narrative prepared by Lennar received on November 10, 2025 Peltier Ponds Preliminary Plat and Plan Sheets prepared by Hill Incorporated revision date November 3, 2025 Peltier Ponds Preliminary Landscape Plans prepared by Calyx Design Group revision date November 3, 2025 Peltier Ponds Land Use & Density Plan prepared by James R. Hill, Inc. revision date October 10, 2025 Architectural Plans prepared by Lennar received on May 23, 2025 Stormwater Management Plan Narrative and Summary prepared by Hill Incorporated revision date November 3, 2025 Geotechnical Evaluation Report prepared by Bruan Intertec dated October 1, 2024 Master Plan Booklet prepared by Lennar dated November 10, 2025 Resource Inventory Report prepared by James R. Hill, Inc. Traffic Impact Study prepared by Traffic Impact Group, Inc. dated November 6, 2025 Traffic Noise Assessment prepared by David Braslau dated May 9, 2025 Joint Application for Wetland Replacement Plan prepared by Kjolhaug Environmental Services Company, Inc. dated April 17, 2025 2 ANALYSIS History In November 2024, the applicant submitted a PUD Concept Plan for advisory board and Council input for a 262 housing unit development. In June 2025, the applicant submitted a PUD Preliminary Plan/Preliminary plat that had 246 housing units. The Planning & Zoning Board opened and continued the public hearing while the applicant revised the plans to address comments and meet density requirements. In November 2025, the applicant submitted revised plans. Current Proposal Peltier Ponds will consist of single-family homes and townhomes with a similar variety to those built in Watermark. The total number of housing units is 282. See the attached applicant’s narrative for a detailed description of the development. Housing Products and Number of Units The following table details housing products and number of units. CMA55-foot65-foot80-foot CMS back-to-single-single-single- row back family family family townhome townhomelotslotslots Bedrooms 332 to 43 to 53 to 5 1920-1920- Home Sq Ft 1770-18001800-1900942-2400 38763876 Garage Stalls 222 to 333 to 4 Garage Sq Ft 405379-388445-744626-780645-951 Starting Price$345,000$365,000$525,000$575,000$635,000 Preliminary Plat 7462724133 282 Home Count The residential development transitions from larger 80ft wide single family lots near th Peltier Lake and Rehbein Street to 65ft, 55ft, and townhomes adjacent to CSAH 54 (20 Ave N.). Land Use and Open Space 3 The attached Land Use & Density Plan and table below details the proposed land uses and acres. Land UseAcres% Townhomes6.345.1% Single Family 80ft10.458.4% Single Family 65ft9.127.3% Single Family 55ft13.7511.0% Private Drive4.153.3% Public Road Right-of-Way12.159.7% Arterial ROW (CSAH 54)3.833.1% Private Open Space6.415.1% Public Open Space21.6517.3% Public Park6.405.1% Private Stormwater Ponds4.133.3% Stormwater Ponds8.506.8% Wetlands14.0311.2% Electric Transmission Line3.132.5% Area to Remain Undeveloped (OL F)0.980.8% TOTAL125.02100.0% A 6.4 acre public park, trails, sidewalks, open space and stormwater ponds are included throughout the development creating a multi-functional greenway corridor. Total public open space (public open space, public park, stormwater ponds, wetlands, open space under electric transmission line) is 52.9 acres or 42.3% of the entire development. Per City Code Section 1007.024(6)(c) of the PUD, Planned Unit Development ordinance: 1. A minimum of 50% of the gross townhome land area shall be reserved as common open space for townhomes. Private open space is 10.5 acres or 50.1% of the townhome development. Per City Code Section 1102.13(4) of the Shoreland Planned Unit Development ordinance: (d) Open space requirements. Planned unit developments must contain open space meeting of the following criteria: 1. At least 50% of the total project area must be preserved as open space. Total open space (public 52.9 acres + private 10.5 acres) is 63.4 acres or 50.7%. 4 Both open space requirements are met. Existing Conditions Per the Wetland Delineation Report, the site consists primarily of row crop land with scattered farmed wetlands. A single-family home and outbuildings are located along the west central border. Wooded areas with wetlands/drainageways are in the southwest and southeast portions of the site. Topography on the site varies with high elevations at ~910 to 912 ft MSL and low elevations at ~902-904 ft MSL. A 70ft wide transmission line runs north-south through the site. A 50ft wide drainage & utility easement and stormwater pipe runs west-east through the site. Approximately the west quarter of the development is in the Shoreland Management Overlay District of Peltier Lake. Surrounding Zoning and Land Use 2040 Future DirectionZoningCurrent Land Use Land Use NorthR, Rural Rural ResidentialUrban Reserve R, Rural and Rural Residential and Medium Density and South City of Centervillesingle family dwellingsCity of Centerville PUD (Watermark EastResidential Low Density Mixed Development) WestPeltier Lake Peltier LakePeltier Lake Comprehensive Plan Comprehensive Plan Amendment The 125 acre site has three (3) land use designations per the City’s 2040 Comprehensive Plan: low density, medium density, and high density. The areas are not intended to be strict land use and density boundaries but should be considered somewhat flexible to accommodate development. Met Council requires a formal comprehensive plan amendment to adjust the land use boundaries. The proposed amendment decreases the allowed number of housing units by one. Existing Comp PlanProposed Comp Plan Range of Allowed # of 383-568382-568 Housing Units 5 The City distributed the proposed comprehensive plan amendment to affected jurisdictions for their 60 day comment period. Comments are due January 17, 2026. Planning District #3 Per the 2040 Comprehensive Plan, the site is in Planning District #3. The Comprehensive Plan states: Land Use o Much of District 3 was included in the I-35E Corridor Alternative Urban Areawide Review (AUAR) completed in 2005. o All development within the AUAR study area must comply with the mitigation plan that forms a part of the AUAR. Density The following chart is a summary of the site’s general housing unit range and density using Met Council’s density formula: GrossAreaPublicPublicOpenSpace/ArterialElectricNetDensityRangeUnitsProposedUnitResulting LandUseAcresWetlandsParkWetlandBuffersROWTransmissionLineAreaLowHighLowHighCountDensity LowDensity39.561.781.863.970.001.2930.661.63.04992742.41 MediumDensity44.172.324.544.510.001.2031.604.06.01261901263.99 HighDensity41.299.930.0013.173.830.6413.726.08.082110825.98 125.0214.036.4021.653.833.1375.982583912823.71 The range of allowed housing units for the entire site is 258 to 391. The proposed 282 housing units meets the allowed the density range. The development’s overall net density is 3.71 units per acre. Growth Management Strategy Page 3-17 of the 2040 Comprehensive Plan details the City’s Growth Management Strategy. The strategy works in conjunction with the City’s utility staging plan. The City will plan to accommodate an annual average of 230 units per year over each 5- year phasing period not to exceed 345 units in any one year. From 2010 to 2024, the ’s average annual number of units is 123. This is less than the allowed 230 unit annual allocation. With existing projects underway, this project will be phased over multiple years to meet growth management requirements. The Phasing Plan is detailed later in this report. 6 Current Zoning and Land Use Current Zoning R, Rural Current Land Use Agricultural Future Land Use per Low Density, Medium Density, High Density 2040 Comp Plan Stage 1A (2018-2025) Utility Staging Area Stage 1B (2025-2030) Rezoning The property is currently zoned R, Rural. The R, Rural zoning is a holding district until municipal water and sanitary sewer are available to the site and the property owner is interested in having the property developed. The property will be rezoned to PUD, Planned Unit Development to allow for zoning and shoreland district flexibility. PUD Land Use and Conventional Zoning District & Shoreland Guidelines City Code Section 1007.024 details the PUD, Planned Unit Development requirements. The purpose of the PUD is to provide a zoning district that grants flexibility from certain conventional zoning regulations in order to achieve public benefits that may not otherwise be obtained under standard zoning regulations. These public benefits are detailed in City Code Section 1007.024(2) and discussed later in this report. City Code Section 1007.024(4) details the PUD Land Use and correlating conventional zoning district standards. These conventional zoning district standards serve as guidelines but may be departed from to accomplish public value purposes. The underlying conventional zoning districts used for this project are: Underlying Conventional Zoning DistrictsHousing Product R-1, Single Family Residential80ft wide lots R-2, Two Family Residential55ft and 65ft wide lots R-3, Medium DensityTownhomes A summary of PUD public benefit vs PUD flexibility is provided at the end of this staff report. Conventional Zoning District Guidelines and PUD Flexibility Lot Width and Lot Sizes 7 The attached PUD Land Use and Conventional Zoning District Guidelines Chart details the PUD Land Use and correlating conventional residential zoning district requirements. The chart also compares the proposed development to these guidelines and where PUD flexibility is requested. Per City Code Section 1001.098 of the Subdivision Ordinance: (1) Area. The minimum lot area, width and depth shall not be less than that established by the Lino Lakes Zoning Chapter in effect at the time of adoption of the final plat. Minimum lot area for urban lots shall consist of buildable land exclusive of utility transmission easements or water course easements that encumber lot development. Lot size requirements are met. Staff Comments: 1.An overhead electric transmission line easement covers the rear yards of Lots 9 and 10, Block 5. a.The applicant shall demonstrate how a deck fits on each lot. 2. It shall be noted on the preliminary plat and in the HOA documents that lots with oversized easements may have limited ability to construct accessory structures. Setbacks The following charts compare the conventional City ordinance requirements to the proposed setbacks. Residential Single City OrdinancePUD Flexibility Proposed Setbacks FamilyRequirementRequired? R-1 = 30ft30ft Street ROWNo R-2 = 25ft25ft R-1 = 30ft30ft Rear Lot LineNo R-2 = 25ft25ft R-1 & R-2 = 80ft: 10ft and 10ftNo Side Lot Line5ft garage/ 55-65ft: 7.5 ft/7.5 ftYes 10ft house 8 R-3 City PUD Flexibility TownhomesOrdinanceProposed Setbacks Required? Requirement Local Street30ft25ftYes Arterial Street40ft40ftNo Private Street 25ft25ftNo (from back of curb) Rear Lot Line30ft25ftYes Side Lot Line10ft10ftNo NA-TH do not From Low Density Res35ftNA abut LDR Shoreland Management Overlay District A portion of the development is within the Shoreland Management Overlay District of Pelter Lake which is classified as a natural environment lake. Within the shoreland district, land is guided both low density and medium density. Single family dwellings are allowed in the shoreland district. These lots are non-riparian because they do not directly abut the lake due to Peltier Lake Drive and a strip of land owned by the Board of Water Commission-St. Paul. The townhomes are not in the shoreland district and therefore are not subject to shoreland PUD requirements. Lot Width and Lot Sizes The attached PUD Land Use and Shoreland Regulation Chart summarizes lot width, lot depth and lot sizes requirements. The shoreland ordinance allows for a minimum 80ft wide single family lots, two-family/duplex and triplex/quad/townhomes. The development proposes single family detached dwellings within the shoreland district; however, some of the single family lots are 65ft wide x 135ft deep. The two- family/duplex requirements are a minimum lot size of 8,775 sf and 130ft lot width. This would equate to a single family lot 65ft wide x 135ft deep = 8,775sf. PUD flexibility is required for 65ft wide single family lots in the shoreland district. Setbacks The setback from the OHWL 884.7 EL is 150ft. This setback would apply to Lot 1, Block 1 and Lot 1, Block 2 near Peltier Lake. Staff Comment: 1.The applicant shall demonstrate that a house and deck fit on Lot 1, Block 1 and Lot 1, Block 2. 9 Impervious Surface Coverage Per City Code Section 1102.07(1)4, the impervious surface coverage of single family lots in the shoreland district must not exceed 30%. Single family lots outside the shoreland district are allowed up to 65% maximum impervious surface. Per City Code Section 1102.13(4) of the Shoreland PUD ordinance: (e) Erosion control and stormwater management. Erosion control and stormwater management plans must be developed and the PUD must: 2. Be designed and constructed to effectively manage reasonably expected quantities and qualities of stormwater runoff. Impervious surface coverage must not exceed 35% with an approved stormwater management plan and consistency with § 1102.09. The project will be developed with an approved stormwater management plan. The applicant demonstrated that if the maximum impervious surface for each single family lot in the development is 48%, the overall site impervious is 27.9%. This would meet 35% Shoreland PUD requirement. The DNR was supportive of this approach and the 48% single lot max impervious coverage. Building Design Standards and Other Performance Standards City Code Section 1007.043 details minimum residential building design standard requirements. The conventional residential zoning districts also provide addition requirements. Single Family-80ft wide lots All single family dwelling detached dwellings shall the minimum zoning ordinance requirements of City Code Section 1007.043(2)(a) and City Code Section 1007.110 (R-1, Single Family Residential District). There are 22 different house products proposed. Single Family-65ft wide lots The applicant is requesting PUD flexibility from the following building requirements of City Code Section 1007.112 (R-2, Two Family Residential): 10 RequiredRequested PUD Flexibility Garage Forward of Front Porch0 ft2ft to 6ft Garage/Façade Ratio50%/50%1 story home: 67% garage/33% façade There are 127 different house products proposed. Single Family-55ft wide lots The developer is requesting PUD flexibility from the following building requirements of City Code Section 1007.043(2)(a) and City Code Section 1007.112 (R-2, Two Family Residential): RequiredRequested PUD Flexibility Min. Building Footprint 850sf780sf (less garage area) Garage Size520sf445ft min Garage Forward of Front Porch0ft2ft to 6ft Garages over 2 stalls 2ft recess1ft recess Garage/Façade Ratio50%/50%1 story home: 67% Garage/33% Facade There are 109 different house products proposed. Townhomes The developer is requesting PUD flexibility from the following building requirements of City Code Section 1007.043(2)(b) and City Code Section 1007.113 (R-3, Medium Density Residential): RequiredRequested PUD Flexibility 18ft 1.5in (Row TH) Garage Width20sf 18ft 7.5in (Back to Back TH) 379ft (Row TH) Garage Size520sf 405ft (Back to Back TH) Combined Area Exterior Finish 7% (Row TH) 25% (Brick or Stone)8% (Back to Back TH) Max. Single Wall Lap Siding 85% rear & side (Row TH) 75% Exterior Finish94% side (Back to Back TH) Staff Comments: 1.The row townhome end units abutting public streets shall incorporate the higher architectural standards as shown on Colonial Manor Patriot-CMS Sheet A3 dated March 1, 2022. 11 All Housing Units (Single Family and Townhomes) Staff Comments: 1.An anti-monotony plan is required with final plat submittal. 2.A minimum 6 inch window trim is required on all front elevations. 3.A minimum 4 inch window trim is required on all side and rear elevations. 4.All garage doors shall be decorative and have a strip of windows. Subdivision Ordinance Blocks and Lots The proposed development provides a mix of residential lots and blocks. Outlots contain wetlands, buffers, stormwater ponds etc. Per Sheet C2.0, Preliminary Plat: Lot or OutlotPurposeOwnership Lots and BlocksSingle family home & townhomesPrivate A, B, CPublic parkCity DFuture developmentPrivate Public open space, E, FHOA trail corridor Public open space, GHOA wetland and buffer HStormwater pondHOA Public open space, wetland, buffer, J, KHOA stormwater pond and trail corridor LTownhome private streetsHOA M-EETownhome private open spaceHOA Staff Comments: 1. During PUD Concept Plan review, staff noted the property owner’s lot at 7566 Peltier Lake Drive should be incorporated into the plat. This was not done. Outlot D is proposed to be sold to the property owner for future development. Staff notes future development will need to meet all land use, density, zoning, subdivision, shoreland, etc. ordinances. Streets and Alleys-Public Streets 12 th CSAH 54 (20 Ave N) is an A-Minor Arterial Reliever road. Sixty (60) feet of road right- th of-way is being dedicated along CSAH 54 and widens near Street A/20 Avenue intersection as requested per Anoka County Highway Department. Internal streets consist of local streets with 60ft wide road right-of-way and paved 32ft wide back to back. Sidewalks are provided along the streets. Peltier Lake Drive will be relocated to the east and serve as the north-south street connection. The public right-of-way will remain and a trail installed to provide public enjoyment of the lake amenity. Street G road right-of-way abuts the property to the south for future extension. A temporary roadway easement 24ft wide will connect to the existing Peltier Lake Drive. Staff Comments: 1.A temporary roadway easement from Street G to existing Peltier Lake Drive shall be recorded. Streets and Alleys-Private Streets Private streets are proposed for the townhomes. They are 26ft wide and an emergency access to the trail is proposed to the north. City Code Section 1007.054 details private street regulations. The regulations are met. Per City Code Section 1007.052(6) Off-Street Parking: Townhouses and Manufactured Home Parks require 2 rent-free spaces per unit. In projects involving 8 or more units, guest parking at a rate of 1 space per 3 units shall be provided. There are 136 townhome units which would require 45 parking spaces (136/3=45). Each unit has 2 garage stalls and driveway space for parking. There are also an additional 46 guest parking spaces provided throughout the townhome neighborhood. Parking requirements are met. Staff Comments: 1.The private street shall gain access from the public street and shall maintain the street drainage with concrete curb and gutter per City Standard Specifications for Construction. Private street access on urban and rural streets shall have at a minimum a five-foot bituminous or concrete apron. The remainder of the private street shall be designed, constructed and surfaced as approved by the City Engineer. 2.A turn-around is required at the north end of the private street near Block 31. th 3.The emergency access trail to CSAH 54 (20 Ave) shall be designed to handle emergency vehicles. 13 Easements Standard drainage and utility easements at least 10 feet wide have been provided along all lot lines. Drainage and utility easements shall be dedicated over outlots containing stormwater management facilities. Stormwater Management and Erosion and Sediment Control The site is located within the NE Lino Lakes Comprehensive Stormwater Management Plan area and is subject to requirements of the plan. As part of the plan implementation the City constructed a trunk storm sewer pipe across the southern half th of the property between 20 Avenue and Peltier Lake. This trunk line serves as the major conveyance system for the area. The grading plan shows stormwater ponds throughout the development. They are part of the multi-purpose greenway corridor incorporating trails, stormwater management, floodplain, ditches, and open space. Per the City Engineer memo dated December 3, 2025: Stormwater management for the Peltier Ponds site consists of multiple sedimentation basins and irrigation reuse to provide treatment. Additional stormwater management requirements are set beyond standard City and RCWD rules based on the site’s location within the Northeast Drainage Area Comprehensive Stormwater Management Plan (CSMP). Upon review of the CSMP with RCWD, site design does not meet those requirements. The 0.1 cfs/acre requirement must be met for all discharge points on the site since all flows ultimately route to Peltier Lake. Existing and proposed discharge rates are summarized below. Pre- and Post- Development Discharge Rates (cfs) Condition 2-Year10-Year100-Year10-Day Snowmelt Existing - Peltier 24.2951.03116.82N/A Proposed - Peltier 17.0132.7069.28N/A Existing - South 9.7120.0844.23N/A Proposed - South 3.5810.8728.46N/A Existing - North 2.966.029.30N/A Proposed - North 1.403.546.47N/A 14 The City Engineer’s memo contains a list of comments that need to be addressed. Public Utilities Public water, sanitary, and storm sewer utilities will be installed within the development. The site is in Sanitary Sewer District 3 (Sub-district 3H). Flow from these areas, including that from Centerville, is collected along East Cedar Street and conveyed east to MCES Meter M220 and Gravity Interceptor 802325. The site is in Utility Staging Area 1A (2018-2025) and 1B (2025-2030). The City Council will pass resolution to open Stage 1B (2025-2030). Per the City Engineer’s memo, the City’s water supply system well firm capacity should meet or exceed its maximum day demand. This criteria is currently constrained by poor water quality in some wells, the White Bear Lake court orders and ongoing litigation, and annual variability in water use due to drought and other factors. The City’s existing firm capacity (excluding Well No. 2 due to poor water quality) is 4.38 million gallons per day (MGD). The City’s maximum day demand from 2015 to 2024 was 3.87 MGD. Near- term development within the City is projected to increase the maximum day demand by 0.42 MGD, bringing it to 4.29 MGD. The City is actively pursuing Well No. 7 to increase firm capacity, but it will likely not be in service until the fall of 2026. Based on the wide annual variability in maximum day demand and its susceptibility to drought conditions, the City will continue to monitor water demands and reserves the right to impose water restrictions and to reevaluate water supply capacity prior to Peltier Phases 3 and 4. The City has begun conversations with the Minnesota Department of Natural Resources (DNR) about permitting Well No. 7 and is awaiting confirmation whether it can be constructed at this time given the ongoing White Bear Lake litigation. The site will implement a stormwater reuse system for irrigation purposes. Staff Comments: 1.Based on projected water use, the initial phase of development can be accommodated by the City’s system prior to development of Well 7. As the water issue continues to develop it may impact the City’s ability to service future phases of the development. In such case future phases of the development may be deemed premature. Yield Plan 15 As required per City Code Section 1001.041(2)(a)7, the applicant submitted the attached yield plan. The yield plan shows the maximum number of dwelling units that would be permitted given the minimum lot size and lot widths for conventional subdivisions and other requirements of the Lino Lakes Zoning and Subdivision Chapters. The submitted yield plan indicates single family lots, townhomes and an apartment totaling 332 housing units. The proposed preliminary plat contains 282 housing units. Phasing Plan The phasing plan indicates four (4) phases of development. Phase 1103 lots Phase 256 lots Phase 352 lots Phase 471 lots Total282 lots Staff Comment: 1.Outlot A and B shall be dedicated as public park with the Phase 2 development. 2.The timing of trail construction shall be evaluated with each phase. 3. As water issue continues to develop it may well impact the City’s ability to service future phases of the development. Traffic Study A Traffic Impact Study was prepared by Traffic Impact Group, LLC dated November 6, 2025. Per the study, The proposed new development is expected to generate 42 entering trips and 128 exiting trips in the AM peak hour, and 135 entering and 85 exiting trips in the PM peak hour. Total daily trip generation is 2,415. The County and City have expressed their preference for a roundabout at Watermark Way. Roundabout will provide acceptable operations, will provide vehicle calming on the corridor, and provide pedestrians a safe location for crossing 20th Avenue N. The study area included the following intersections: 20th Avenue N & Rehbein Street 20th Avenue N & Watermark Way 16 Level of Service Level of Service (LOS) is used to describe the operating conditions of an intersection. Facilities are given letter designations from “A” (best operating conditions) to “F” (worst conditions). City Code Section 1001.013(2)(c), Premature Subdivision of the City’s Subdivision Ordinance establishes minimum Level Of Service (LOS) requirements. The ordinance states that if the LOS is A or B, the proposed subdivision shall not the degrade the LOS more than one grade. If the LOS is C or D, it shall not degrade the LOS. Intersections with a LOS of E or F must be improved to ensure a LOS of D or better. Existing Peak Hour LOS2026 Full Build Peak Hour LOS IntersectionA.M. PeakP.M. PeakA.M. PeakP.M. Peak th 20 Ave N & Rehbein St -EBAAAB -WBBBBC -NBAAAA -SBAAAA th 20 Ave N & Watermark Way -EBnanaBB LT-CLT-D LT-BLT-B -WBTH-ATH-B RT-ART-A RT-ART-A -NBFreeFreeFreeFree -SBLT-ALT-ALT-ALT-A th The proposed Levels of Service on WB 20 Ave N & Watermark Way degrade by more than one (1) LOS. Staff Comments: th 1.The applicant shall provide a traffic study analysis for a roundabout at 20 Ave & Watermark Way and confirm the roundabout improvement meets the City LOS requirements. 17 2.The applicant shall work with Anoka County Highway Department and demonstrate that a roundabout fits within the proposed road right-of-way shown on the preliminary plat. Noise Study A Traffic Noise Assessment was completed by David Braulau Associates, Inc. dated May 9, 2025. Minnesota Rule 7030.0040 details noise standards for residential land uses: L10 is the level exceeded 10% or 6 minutes of an hour. L50 is the level exceeded 50% or 30 minutes of an hour. Predicted daytime L10 levels at living units closest to the highways are below the 65 dBA daytime residential standard. Predicted nighttime L10 levels at living units are slightly above the nighttime standards in 2026 but 4 to 5 dBA above the standards in 2040. However, residential land uses can be brought into compliance with state rules if appropriate STC rated windows are installed. An analysis of exterior facades shows that STC 28 will comply with the standards for most rooms although several models with extensive glazing may require STC 30 glazing to comply with the standards. Staff Comments: th 1.All single family and townhome unit windows, patio doors, etc. adjacent to 20 Avenue (CSAH 54) shall be constructed in such a way that the exterior to interior sound level attenuation is at least 30dB(A) as detailed in the noise study. a.Window areas shall require a minimum STC 30 glazing. Parks, Greenways and Trail Plan Figure 10-2 of the 2024 Comprehensive Plan identifies the need for a future Neighborhood Park Area F centrally located within the service area. The proposed development includes 6.4 acres of public park and 7,200+lf of paved trails. A mowed/turf trail is also proposed in the southeast quadrant of the site. The trails are located adjacent to the wetlands, stormwater ponds and open space creating a multi- functional greenway corridor. 18 Peltier Lake Drive will be relocated to the east and serve as the north-south street connection. The public right-of-way will remain and a trail installed to provide public enjoyment of the lake amenity. Staff Comments: 1.Only land that is reasonably suitable for park use and location shall be credited for parkland dedication. Tree Preservation The Environmental Coordinator reviewed the revised plans and comments are in the attached memo. There are 2186 onsite trees and 1783 are being saved. Of the 403 being removed, 336 are shown to be exempt from mitigation due to species, basic use area or undesirable trees. Landscaping Also from the Environmental Board staff report, boulevard trees are required at the rate of one (1) tree per lot frontage for single family and two-family lots. Townhomes and multi-family properties require one tree per 70 feet of linear feet of road frontage. Open areas shall be landscaped to meet requirements of 1 large tree and 2 large shrubs per 2500 SF. Open space calculations shall be provided. Landscape screening and buffers are installed along CSAH 54/20th Street. Buffer screening and berming meet the city’s 6’ height requirement from the low point of foundation. Staff Comments: 1.Landscape Plan shall include a more detailed cross section showing townhome, berm, landscaping and fence. a.The fence appears to be a bottom of berm and does not provide much screening. 2.Landscape Plan shall include Screen Fence details and shall be low maintenance. EQB Environmental Review The development is in the I-35E Corridor Alternative Urban Areawide Review (AUAR) which was completed in 2005 and subsequently updated through 2025. All development within the study area must comply with the AUAR mitigation plan. The Environmental Coordinator is reviewing the AUAR mitigation checklist to determine compliance. 19 Wetlands Per Plan Sheet C4.9, Wetland Impacts & Buffer Plan and the Wetland Delineation Report, there are nineteen (19) wetlands totaling 15.58 acres on the project site. A majority of the wetlands (13) are shown within the currently farmed area of the parcel. These wetlands are considered degraded and have a lower biological value. There are 1.12 acres of wetland impacts that will be mitigated via wetland bank credits. Only Wetlands 14, 15, 16, and 17 in the southeast quadrant require Wetland Management Corridor (WMC) minimum 50ft wide buffer with site development. Wetland Buffer Required 50ft wide Wetland Buffer6.31 acres Provided Wetland Buffer12.15 acres Wetland buffer requirements are met. Protected Open Space Area signage will also be installed. Staff Comments: 1.Conservation easements and wetland buffers shall be recorded over the applicable open space outlots. Floodplain The 2015 FEMA Floodplain Map indicates Zone A flood plain over the large wetland on the south side of the site. The Base Flood Elevation (BFE) is 887.7. There are no floodplain impacts. Staff Comments: 1.The Base Flood Elevation shall be shown on the preliminary plat. Additional City and Government Agency Review Comments Anoka County Highway Department comments are provided in the attached letter. Lino Lakes Police Department reviewed the development and had no public safety concerns. Lino Lakes Fire Department notes the need for temporary cul de sacs on future street extensions and a future north-south street connection from Gordon Avenue to Peltier Lake Drive/Old Mill Road. 20 City Engineer comments are provided in the attached memo. Environmental Coordinator comments are provided in the attached memo. The Park Board reviewed the PUD Preliminary Plan/Preliminary Plat on July 7, 2025. Comments included: o The combined 5.3 upland acres of Public Park Outlot A + B are sufficient for park purposes. o Recommend Outlot J with the mowed/turf trail be owned and maintained by the HOA. The developer held a neighborhood meeting on May 20, 2025. A meeting summary is attached. PUD Public Benefit vs PUD Flexibility Summary Summary Public Benefit Gained: 1.Variety of housing types and lot sizes from larger single family lots to townhomes provides life-cycle housing. 2.Multi-functional greenway corridor, trail, and storm water management system. 3.Greater protection of lake and wetland natural resources with extensive stormwater management plan and larger wetland buffers. 4.Transition from low intense residential development near natural resource/lake to higher intense development near arterial roads. 5.Efficient use of land and private streets resulting in smaller network of utilities and streets. 6.Creation and preservation of open space that is accessible to the public. 7.Creation of trail corridor along Peltier Lake that is accessible to the public. 8.More parkland dedication fees available for park development. 9.Wider landscape buffers and trail corridors. 10.Increased side yard setbacks from 5ft to 10ft on 80ft wide lots. Flexibility Provided: 1.Detached 65ft wide single family lot vs. two-family lots in shoreland district 2.Lot widths: 55ft wide single family lots < 60ft wide R-2 requirement 3.Corner lot widths: 72.5ft wide < 75ft wide requirement 4.Lot size: 6,875sf < 7,500 sf R-2 requirement 5.Side yard setbacks: a.7.5ft < 10ft for 55ft and 65ft wide single family lots. 6.Townhomes: a.Street lot line setback: 25ft < 30ft b.Rear lot line setback: 25ft < 30ft 7.Building design standards: 21 a.Single Family R-2 (55ft and 65ft wide lots): i.Minimum building footprint: 780sf < 850sf ii.Garage size: 445sf < 520sf iii.Garage protrusion from front porch: 6ft > 0ft iv.Garage/façade ratio: 1.1 story home: 67% garage/33% façade > 50%/50% rd v.3 stall recess: 1ft < 2ft required b.Townhomes (R-3) i.Garage width: 18ft 1.5in < 20ft ii.Garage size: 379sf < 520sf iii.Exterior stone: 7% < 25% iv.Max. singular exterior finish: 85% (rear) and 94% (side) > 75% allowed RECOMMENDATION Staff recommends approval of the Peltier Ponds Comprehensive Plan Amendment, Rezoning and PUD Preliminary Plan/Preliminary Plat with the following conditions: 1. The PUD Preliminary Plan/Preliminary is contingent upon Met Council’s review and approval of the Comprehensive Plan Amendment. 2.The Developer will enter into a Development Agreement with the City. 3.A Homeowners Association shall own and maintain the outlots containing open space, wetlands, buffer, and townhome open space. 4.A Homeowners Association shall maintain the landscaped street medians and stormwater re-use system. 5.Trail easements shall cover the trail corridors. 6.A conservation easement and wetland buffer declaration shall be recorded over the open space, wetlands and buffers. 7.The underlying conventional zoning districts shall be as follows: a.R-1, Single Family Residential for the 80ft wide single family lots b.R-2, Two Family Residential for the 55ft and 65ft wide single family lots. c.R-3, Medium Density Residential for the townhomes. 8.Architecture and building design standards shall meet noise study requirements. 9.The Peltier Ponds Community PUD Master Plan Booklet shall provide additional development guidance. 10.Outlots A, B, and C shall be deeded to the City. 11.The other Outlots shall be deeded to a Homeowners Association (HOA). 12.Maximum impervious surface coverage for each single family lot shall be 48%. 13.Architecture: a.The row townhome end units abutting public streets shall incorporate the higher architectural standards as shown on Colonial Manor Patriot- CMS Sheet A3 dated March 1, 2022. b.An anti-monotony plan is required with final plat submittal. 22 c.A minimum 6 inch window trim is required on all front elevations. d.A minimum 4 inch window trim is required on all side and rear elevations. e.All garage doors shall be decorative and have a strip of windows. f.All single family and townhome unit windows, patio doors, etc. adjacent th to 20 Avenue (CSAH 54) shall be constructed in such a way that the exterior to interior sound level attenuation is at least 30dB(A) as detailed in the noise study. i.Window areas shall require a minimum STC 30 glazing. 14.A temporary roadway easement from Street G to existing Peltier Lake Drive shall be recorded. 15.Based on projected water use, the initial phase of development can be accommodated by the City’s system prior to development of Well 7. As the water issue continues to develop it may impact the City’s ability to service future phases of the development. In such case future phases of the development may be deemed premature. 16.Outlot A and B shall be dedicated as public park with the Phase 2 development. 17.The timing of trail construction shall be evaluated with each phase. 18. As water issue continues to develop it may well impact the City’s ability to service future phases of the development. 19.Only land that is reasonably suitable for park use and location shall be credited for parkland dedication. 20.Conservation easements and wetland buffers shall be recorded over the applicable open space outlots. 21.The developer shall grade in the trail located on the Public Parks. 22.The turf trail on Outlot E shall be open to the public but maintained by the HOA. The PUD Preliminary Plan/Preliminary Plat shall be revised to address the following comments: 1.City Engineer memo dated December 3, 2025. 2.Environmental Coordinator memo dated December 3, 2025. 3.Anoka County Highway Department letter dated November 25, 2025. 4.All plan sheets: a.The trail shall be relocated south of the single family lots in Block 15, not along the street. b.The trail shall be stubbed to the west lot line near Block 14. c.All trail corridors shall be a minimum 30-40ft wide. d.Street A and Street B shall have sidewalks on both sides. 5.An overhead electric transmission line easement covers the rear yards of Lots 9 and 10, Block 5. a.The applicant shall demonstrate how a deck fits on each lot. 6. It shall be noted on the preliminary plat and in the HOA documents that lots with oversized easements may have limited ability to construct accessory structures. 23 7.The OHWL setback impacts Lot 1, Block 1 and Lot 1, Block 2. a.The applicant shall demonstrate how a house and deck fits on each lot. 8.Private streets shall gain access from the public street and shall maintain the street drainage with concrete curb and gutter per City Standard Specifications for Construction. Private street access on urban and rural streets shall have at a minimum a five-foot bituminous or concrete apron. The remainder of the private street shall be designed, constructed and surfaced as approved by the City Engineer. th 9.The applicant shall provide a traffic study analysis for a roundabout at 20 Ave & Watermark Way and confirm the roundabout improvement meets the City LOS requirements. 10.The applicant shall work with Anoka County Highway Department and demonstrate that a roundabout fits within the proposed road right-of-way shown on the preliminary plat. 11.Land Use & Density Plan: a.The lots, blocks and outlots shall match the preliminary plat. b.Add Street letters to match the preliminary plat. 12.Master Plan Booklet: a.Add Land Use & Density Plan b.Add Parks and Open Space Plan i.Include linear feet of paved trail and grass trail c.Page 10 shall include a more detailed cross section showing townhome, berm, landscaping and fence to match the Landscape Plan. d.Townhome setbacks shall be shown as 25ft not 20ft. 13.Sheet C2.4, Preliminary Plat: a.The Base Flood Elevation shall be shown on the preliminary plat. 14.Sheet C4.4, Grading & Drainage Plan: a.A temporary cul de sac shall be installed at the north end of Street H. 15. Sheet C7.1, Phasing Plan – U&S: nd a.Outlot A and Outlot B shall be shown in Phasing Plan-2 Addition. 16.Landscape Plans: a.Landscape Plan shall include a more detailed cross section showing townhome, berm, landscaping and fence. i.The fence appears to be a bottom of berm and does not provide much screening. b.Landscape Plan shall include Screen Fence details and shall be low maintenance. c.Sheet L1.13 shall show the Existing Trees to be Removed. ATTACHMENTS 1.Site Location & Aerial Map 2. Applicant’s Narrative 3.Master Plan Booklet 24 4.Preliminary Plat 5.Land Use & Density Plan 6.Yield Plan 7.Ghost Plat 8.Architectural Color Rendering Examples-55ft 9.Architectural Color Rendering Examples-65ft 10.Architectural Color Rendering Examples-80ft 11.Architectural Color Rendering Examples-TH 12.PUD Land Use and Conventional Zoning District Guidelines Chart 13.PUD Land Use and Shoreland Regulations Chart 14.Neighborhood Meeting Minutes 15.Wetland Impacts and Buffer Plan 16.Phasing Plan 17.City Engineer Memo dated December 3, 2025 18.Environmental Memo dated December 3, 2025 19.Anoka County Letter dated November 25, 2025 25 NARRATIVE: Peltier Ponds - Single-Family & Townhome Residential Community U.S. Home, LLC, dba Lennar, is pleased to submit this application for a proposed single-family and townhome community composed of 282 homes. Existing Conditions th The propertyislocated on the west side of 20Ave N (CSAH 54) across from Watermark, east of Peltier Lake Drive, and north of the Centerville city border. The site is 125.02 gross acres (64.32 net developable acres) in size and is currently farmed agricultural land with wetlands and pockets of wooded upland and lowland. The site is currently guided Low Density Residential, Medium Density Residential, and High Density Residential. Nineteen wetlands have been delineated on the site totaling 15.66 acres in size. Guided Land Uses and (current use of land) surrounding the subject property include: North – Guided Urban Reserve (single-family residential – Rehbein’s Peltier View); West – Guided Low Density Residential, Medium Density Residential, and Open Water (two single-family homesteads and Peltier Lake); Southwest – Guided Medium Density Residential (50-acre single-family homestead) South – City of Centerville (single-family residential and open space); th East – Guided Low Density Mixed Residential (20Ave N & Watermark). Description of Requests Lennar is requesting a Rezoning of the subject property from Rural to PUD to align with the guided Land Use of the property; a Comprehensive Plan Amendment to realign the Low, Medium, and High Density Residential land use designations to match the layout of single-family homes (low density) and townhomes (medium and high density); and PUD Preliminary Plan and Preliminary Plat applications. Proposed Homes and Architecture Peltier Ponds consists of single-family homes and townhomes similar to homes built in Watermark. CMACMS 55-foot 65-foot 80-foot back-to-back row single-family single-family single-family townhome townhome lots lots lots Bedrooms 3 3 2 to 43 to 5 3 to 5 Home Sq Ft 1770-1800 1800-1900 942-2400 1920-3876 1920-3876 Garage Stalls 2 2 2 to 3 3 3 to 4 Garage Sq Ft 405 379-388 445-744 626-780 645-951 Starting Price $345,000 $365,000 $525,000 $575,000 $635,000 January 2025 Concept Plan Home Count 74 39 75 49 25 262 July 2025 Preliminary Plat Home Count 48 33 89 45 31 246 December 2025 Preliminary Plat Home Count 74 62 72 41 33 282 Infrastructure Peltier Ponds is located adjacent to existing residential developments. As a result, infrastructure is readily available for extension to serve this development. Access for the community will be provided through the westward extension of Watermark Way and southward extension of Gordon Ave. Access will also be provided from Peltier Lake Drive on the north and south, however, Peltier Lake Drive will be moved away from the lake and redirected into the new neighborhood. Existing Peltier Lake Drive will be abandoned and possibly turned into a trail in the future. The single-family homes will be served by public streets with a curb-to-curb street width of 32 feet. The townhomes will all be served by private streets. Public Park, Open Space, Trails, and Sidewalks Lennar is proposing the dedication of 6.4 acres of land in the central area of the community and at the west edge fronting on Peltier Lake intended for use as a City park. Nearly 22 acres of the site are being preserved as public open space, and over 6 acres will be preserved as private open space within the townhome neighborhoods. When including the public park, public and private open spaces, ponding areas, and wetlands the site will contain 64.25 acres will be open space which constitutes 51% of the site. The community includes a network of trails that will connect to the new public park, a future lakefront th trail, connection to a future trail fronting on 20 Avenue, and will allow access to the Watermark Park and th trail system on the east side of 20 Avenue. Sidewalks will be constructed on one side of each public street. The public park areas will be deeded to the City. Common open spaces will be owned by the HOA and trails outside the public park will be maintained by the HOA. Trees and Landscape Buffers Given the long-term agricultural use of the property, and large presence of wetlands, much of the site is void of trees. There are, however, a few large clusters of trees in the southern wetlands, along the north property line, near the homesteads by the lake, and around the creek in the center of the site where the park is proposed to be located. There was a total of 2,186 trees were inventoried. Lennar is proposing the removal of 403 trees from the site, which means 81.6% will be preserved. Lennar will be planting trees in accordance with City Code requirements. Comprehensive Plan Land Use Goals The Lino Lakes Comprehensive Plan guides the subject properties Low Density Residential, Medium Density Residential, and High Density Residential. This is a complicated site to design to meet density requirements given the scattered location of wetlands and the need to provide ponding, but PUD zoning would provide the flexibility to offer the proposed mix of townhomes and three base lot width standards for the single-family homes to achieve the density required by the Comp Plan. The proposed plan meets the overall required density unit range requirements based on existing and proposed land use designations. However, the land use designations are being amended to align with the proposed housing types (larger single-family = low density residential; smaller single family and row townhomes = medium density residential; back-to-back townhomes = high density residential). Along with 34.46 acres being preserved in park/open space, the preservation of wetlands and trees, and the creation of a public park, the proposed community aligns with goals outlined in the Lino Lakes 2040 Comprehensive Plan. PELTIER PONDS USING EXISTING LAND USE DESIGNATIONS Required Density Proposed Resulting Density Land Use Density Range Net Acres Range Units (units/acre) (units/acre) Low Density Residential 1.6 - 3.0 32.86 53 - 99 114 3.5 (exceeds density requirements) Medium Density Residential 4.0 - 6.0 30.10 120 - 181 135 4.5 (meets density requirements) High Density Residential 6.0 - 8.0 13.02 78 - 104 33 2.5 (under density requirements) 75.98 251 - 384 282 3.7 PELTIER PONDS USING PROPOSED LAND USE DESIGNATIONS Required Density Proposed Resulting Density Land Use Density Range Net Acres Range Units (units/acre) (units/acre) Low Density Residential 1.6 - 3.0 30.66 49 - 92 74 2.4 (within density requirements) Medium Density Residential 4.0 - 6.0 31.60 126 - 190 126 4.0 (meets density requirements) High Density Residential 6.0 - 8.0 13.72 82 - 110 82 6.0 (meets density requirements) 75.98 257 - 392 282 3.7 PELTIER PONDS USING YIELD PLAN Required Density Proposed Resulting Density Land Use Density Range Net Acres Range Units (units/acre) (units/acre) Low Density Residential 1.6 - 3.0 33.47 54 - 101 78 2.3 (meets density requirements) Medium Density Residential 4.0 - 6.0 30.41 122 - 183 168 5.5 (meets density requirements) High Density Residential 6.0 - 8.0 13.80 83 - 111 86 6.2 (meets density requirements) 77.68 259 - 395 332 4.2 Goal 1: Create a unified vision and future for the city, promote a well-planned community, prevent fragmented development, address the impacts of development and redevelopment on natural resources, aesthetics and view corridors, and provide balanced land use and connectivity that ensures the integration of both sides of the regional park. Preserving open space, providing park dedication and trails, and/or providing stormwater management areas, in excess of minimum standards to implement the Greenway System and Rice Creek Watershed District’s Lino Lakes Resource Management Plan. Restoring/enhancing ecological systems. Managing stormwater using natural filtration and other ecologically based approaches. Providing life-cycle and affordable housing. Peltier Ponds will be preserving 34.46 acres of upland open space (64.25 acres of open space if ponding and wetland areas were included) which is 51% of the site. This plan proposes the dedication of a 6.4-acre park at the west side of the community near Peltier Lake. Of the 15.66 acres of wetland located on the site 13.73 acres will be preserved along with the creation of 6.03 acres of wetland buffers. Five of the wetlands (2.44 acres combined) on site are being restored from their current farmed agricultural state to revitalized wetlands. As mentioned, there will be seven (7) stormwater ponds constructed which will treat stormwater runoff prior to it entering the natural systems of wetlands, creeks, and lakes. By offering two types of townhomes and the various floorplans that can be built on 55-foot, 65-foot, and 80-foot wide lots Peltier Ponds will certainly provide Lino Lakes residents options for life-cycle housing. Goal 3: Ensure housing development is compatible with existing and adjacent land uses and provides accessibility to key community features and natural amenities. Link trails to parks, lakes, and schools. Encourage pedestrian activity in residential areas by providing sidewalks and trails as well as connections to existing and future pedestrian or transit facilities. The community includes a network of trails that will connect to the new public park, a future th lakefront trail, connection to a future trail fronting on 20 Avenue, and will allow access to the th Watermark Park and trail system on the east side of 20 Avenue. Sidewalks will also be provided on all public streets. Goal 4: Maintain safe neighborhoods and community areas. Develop neighborhoods with mixed housing styles that promote diversity and attract all age groups. The proposed mix of homes should attract buyers of all ages and demographics from young single first-time buyers, couples, families with children, empty-nesters, and retirees. Goal 7: Sustain Lino Lakes’ Natural Resources which make it such a desirable place to live. Protect and preserve the natural resources throughout the city. Continue to promote the use of Planned Unit Developments (PUD) as the city’s preferred development process to implement the Greenway System. Please see comments provided for Goal 1 and Goal 3 above. In addition, 1,783 trees will be preserved out of the 2,186 trees existing on site today (81.6% preserved). Many of which are located in the proposed park and open spaces. Comprehensive Plan Parks, Open Space, and Trail Goals Goal 1: Continue development and maintenance of an appropriate balance of active and passive recreational activities to serve the diverse needs of the community for people of all ages and abilities, including, where possible, neighborhood parks, larger multi-use community parks and the Rice Creek Chain of Lakes Park Reserve (Regional Park). Acquire, reserve, develop and maintain sufficient park and open space land to fulfill the identified and projected needs of the present and future populations. Continue, whenever possible, inclusion of neighborhood parks in future developments and planned redevelopments. Direct and manage activities in an appropriate manner by balancing the use of programming activities in the neighborhood parks. As mentioned in the response to Land Use Goal 1, this plan proposes the dedication of a 6.4-acre park near the center of the community and at the west edge with lake frontage. Goal 2: Collaborate with Anoka County to guarantee and improve public access of the Rice Creek Chain of Lakes Park Reserve (Regional Park) waterways for recreational use and enjoyment of the community. Identify, develop and maintain new public access points to area lakes and waterways so that residents can enjoy these unique recreational opportunities. There is an opportunity for the City to create and offer a new public access point to Peltier Lake at the western edge of the proposed park dedication area. Goal 3: Develop, maintain and connect the current and proposed trails and greenway systems in the City of Lino Lakes and the Rice Creek Chain of Lakes Park Reserve (Regional Park) in a manner that preserves and sustains the natural environment. Preserve the open character of Lino Lakes through the preservation of natural open space and the establishment of greenway corridors. To the extent possible, require an interconnected trail system to be developed concurrently with the infrastructure of the subdivision or new development. Please see comments provided for Land Use Goal 3 above. Goal 4: Identify, protect and preserve the desirable natural areas and ecological and aquatic resources of the community. Where possible, restore damaged or misused natural and ecologically significant areas to their original state. Require natural space buffers, where appropriate, around wetlands to preserve their function and value. Please see wetland comments provided for Land Use Goal 1 above. Goal 5: To provide city residents with parks, trails, greenways and natural areas for protection of the natural environment, recreational uses, as visual/physical diversions from the hard surfacing of urban development, and as a means to maintain the character, ambiance, appearance and history of the community. The city shall reserve the right to acquire land within all development areas for park, natural open space, greenways and trail purposes. Parkland dedication policies and ordinances shall be used by the city to require each developer (of all land use categories) to dedicate land, or at the discretion of the city provide a payment in lieu for all or part, for parks, trails, greenways and open space acquisition and development. Alternatives to direct acquisition of property, such as conservation easements, shall be used where appropriate to set aside land for park and open space purposes. Please see comments provided for Land Use Goal 1 and Goal 3 above. The proposed open spaces would be placed under conservation easements. Goal 7: Identify important existing natural resources for protection and work cooperatively with developers and landowners to encourage healthy natural resource systems to retain the existing natural character of the community through education. Encourage the preservation of natural vegetation including plants of oak savannas, prairies, woodlands, wetlands and aquatic vegetation to be a design consideration for new subdivisions. As mentioned above, this plan will restore and preserve 2.44 acres of wetlands, preserve trees, and create new open spaces for natural vegetation to grow. Schedule Land development work (grading) could begin in Winter or Spring 2026 with utility/street construction getting started in Summer 2026. The overall project will likely be developed in four phases. Lennar estimates full occupancy of the community will occur approximately 6 years from the date sales begin. Lennar has a long-standing history of building successful communities throughout the Twin Cities, including similar such as Watermark (Lino Lakes), North Meadows (Blaine), and Willowbrooke (Oakdale). We invite you to visit any of these communities and our website at lennar.com/new- homes/minnesota/minneapolis-st-paul. We look forward to this opportunity to continue working with the City of Lino Lakesand thank the City for itssupport. Regards, Josh Metzer Land Entitlement Manager Lennar Minnesota 20TH AVENUE NORTH DEVELOPMENT WATERMARK 20TH AVENUE NORTH DEVELOPMENT WATERMARK 20TH AVENUE NORTH DEVELOPMENT WATERMARK 20TH AVENUE NORTH DEVELOPMENT WATERMARK 20TH AVENUE NORTH DEVELOPMENT WATERMARK 20TH AVENUE NORTH 55ft wide lots 65 ft wide lots 80 ft wide lots Row and Back to Back Townhomes PELTIER PONDS NEIGHBORHOOD MEETING SUMMARY th A Neighborhood Meeting was held on May 20 at the Watermark Amenity Center. Notices were mailed to over 120 addresses which are located within 600 feet of the subject property. Topics of discussion: the south side of Rehbein Street. th Access to the site via 20 Trail and Park plans. Public vs. private. Which school district the subject property lies in. th St will be required to connect to City sewer and water. Attendees: – 1920 Rehbein St – 1910 Rehbein St – – – th – St E – – - Memorandum To:Katie Larsen, Lino Lakes City Planner From:Kris KellerPE, WSB Diane HankeePE, Lino LakesCity Engineer Date:December 3, 2025 Re:Peltier Ponds Preliminary PlatReview 027404-000 WSB’sreviewofthe Preliminary Platfor the Peltier Pondsdevelopmentin Lino Lakes, MN, prepared by James R. Hilland receivedNovember 10, 2025. Our comments were made on the following documents: Preliminary PlatPlans prepared by HilIncorporated, dated November 3, 2025. Traffic Impact Studyprepared by Traffic Impact Group, dated November 6, 2025. Stormwater Management Plan prepared by Hil Incorporated, dated November 3, 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 (11/6/2024) originalcomments inblack Hill (11/10/2025) responses in red. WSB (12/3/2025) responses and new comments in blue. Engineering • General th The Peltier Ponds development includes 125 acres between 20Avenue (CSAH 54) and Peltier Lake, south of Rehbein Street. Thepreliminary plat proposes 246units and associated infrastructure. An AUAR was prepared for this area in 2005 and the City is currently finishing the 2025 update. • Grading The Peltier PondsDevelopmentincludessite grading forthe 246unitsas well as extensions of Peltier LakeDrive, Gordon Avenue, Watermark Wayand approximately six local streets that are yet to be named. Comments: 1.See redline comments on plans 2.Provide high points at all locations in the street and green spaces including between all lots Hill(11/10/2025)Plans revised as recommended. Ms. Katie Larsen 12/03/2025 Page 2 WSB (12/3/2025) Complete 3. Keep swale a minimum of 5' within drainage and utility easement Hill (11/10/2025) Plans revised as recommended. WSB (12/3/2025) Most areas revised. Some areas remain. 4. Verify whether the berm on the north side of the development needs to be higher than the EOFs to prevent directing water to the north Hill (11/10/2025) Berm height of 0.5’ minimum is provided to direct drainage to proposed storm sewer inlets. WSB (12/3/2025) Verify all water for 100-yr storm event is directed to Pond 6 5. All grading and construction in the Electric Transmission line utility easement to be approved by the utility provider a. Verify all revised clearances and cover around structures following proposed grading meet requirements Hill (11/10/2025) Coordination with GRE is ongoing, including potential pole relocation, if needed. WSB (12/3/2025) Continue coordination 6. Verify rear grade off the back of building pads to create a more usable back yard Hill (11/10/2025) Plans revised as recommended. WSB (12/3/2025) Complete 7. Provide EOFs for all low points in the roadway and green spaces Hill (11/10/2025) Plans revised as recommended. WSB (12/3/2025) Complete 8. All swale grades to meet minimum 2% slopes Hill (11/10/2025) Plans revised as recommended. WSB (12/3/2025) Complete 9. WSB (12/3/2025) Flip driveways away from adjacent intersections where possible 10. WSB (12/3/2025) Keep proposed driveways out of side drainage and utility easements. • Stormwater Management Stormwater management for the Peltier Ponds site consists of multiple sedimentation basins and irrigation reuse to provide treatment. Additional stormwater management requirements are set beyond standard City and RCWD rules based on the site’s location within the Northeast Drainage Area Comprehensive Stormwater Management Plan (CSMP). Based on City interpretation of the CSMP, it appears the design is generally compliant with these requirements, though additional information is requested. Upon review of the CSMP with RCWD, site design does not meet those requirements. The 0.1 cfs/acre requirement must be met for all discharge points on the site since all flows ultimately route to Peltier Lake. Existing and proposed discharge rates are summarized below. Pre- and Post- Development Discharge Rates (cfs) Condition 2-Year 10-Year 100-Year 10-Day Snowmelt Peltier Ponds Development - Engineering Review Ms. Katie Larsen 12/03/2025 Page 3 Existing - Peltier 24.29 51.03 116.82 N/A Proposed - Peltier 17.01 32.70 69.28 N/A Existing-South 9.71 20.08 44.23 N/A Proposed - South 3.58 10.87 28.46 N/A Existing - North 2.96 6.02 9.30 N/A Proposed - North 1.40 3.54 6.47 N/A Comments: 1. This development falls within the CSMP area and as such is beholden to additional rate control and volume reduction requirements. These volume reductions are demonstrated for flows to/through Wetland 4. As the CSMP is intended to limit flooding concerns on Peltier Lake and the entire site drains there, all peak outflows must be limited to 0.1 cfs/acre. With the total site size of 125 acres, the maximum total outflow in the 100-year event is 12.5 cfs. Hill (11/10/2025) RCWD, Hill and City Staff have coordinated as requested. WSB (12/3/2025) Noted. More detailed comments below outline additional efforts that can be made to control flows per the CSMP. 2. Stormwater flows must route to the trunk system passing through the site. a. A sluice gate must be added at the manifold structure (101) of the trunk system for CSMP operations. WSB (12/3/2025) Design must be included in future submittals. 3. Modeling should include a “gate closed” condition where no outflows occur to Peltier Lake during flood stages. 100-year event HWLs must be analyzed in this condition as controlling elevations for freeboard to proposed structures. WSB (12/3/2025) Remains an open comment, snowmelt modeling does not include “gate closed” condition with no outflows. This should be included as a standalone model. 4. An additional requirement for development within the CSMP is provision of more detailed water quality/reuse calculations. Please provide existing and proposed TP/TSS loading calculations for the proposed BMPs, including stormwater reuse. Additionally, please request a copy of the Reuse Design Worksheet from RCWD to quantify potential reuse volumes. Hill (11/10/2025) Requested data are included with the enclosed stormwater management report. WSB (12/3/2025) Reported values are P8 inputs, not outputs. For ease of review, please include native P8 model files with future submittals. 5. Confirm ACD 72 flow capacity allowances with RCWD. WSB (12/3/2025) Remains an open comment. 6. Provide profile plans of proposed storm sewer, including utility crossings, for more detailed review and comment. Hill (11/10/2025) Profiles will be provided with final plans. WSB (12/3/2025) Noted, remains an open comment. Peltier Ponds Development - Engineering Review Ms. Katie Larsen 12/03/2025 Page 4 7. Provide calculations demonstrating spread at the catchbasins is 10’ or less for the 3- year storm event. Hill (11/10/2025) Spread calculations will be provided with final plans. WSB (12/3/2025) Noted, remains an open comment. 8. Rational method pipe capacity calculations must be provided showing storm sewer is sized to convey the 10-year storm event and flow velocities are minimum 3 ft/s. Hill (11/10/2025) Included with this submittal as requested. WSB (12/3/2025) Capacities are demonstrated sufficient. Recommend reducing slope on pipe between STM-122 and STM-121, velocities over 10 ft/sec may cause scouring long-term. 9. Confirm constructability of connecting proposed storm outlets into the existing trunkline risers. Hill (11/10/2025) Connection design will be included with the final design. WSB (12/3/2025) Noted, remains an open comment. 10. As the proposed ACD 72 ditch realignment will no longer need to provide subsurface drainage, nonperforated pipe can be specified in order to reduce loading to the tile. Hill (11/10/2025) ACD 72 is no longer required; the draintile will be abandoned in- place and/or removed. 11. Pending anticipated development, flows from area 41X/S can be eliminated as proposed drainage on that site is planned to route to the southeast rather than the west. 12. Impervious area calculations should be based on actual site impervious, not the percentages in HydroCAD land use types. Hill (11/10/2025) Revised as recommended. a. Confirm the source of the 1,398,711 square feet of impervious in the SWMP. 13. Pond areas 2.5a and b should each be sized for NURP dead storage volumes separately according to their tributary areas. Pond flows only combine through Wetland 10 so undersized dead storage may contribute pollutant loading to the wetland. Hill (11/10/2025) Each dead storage cell has been sized for its receiving area. Pond 3, which is down stream of Pond 4, has dead storage to accommodate the drainage area to both Ponds 3 & 4. 14. Please include node summary sheets on future HydroCAD reports so total modeled areas can be confirmed in existing and proposed conditions. Hill (11/10/2025) Included in the report appendix as requested. 15. The 4.1X and 4X existing conditions HydroCAD subcatchment areas do not match the drainage area map. 16. The culvert modeled as 2XP/2P is a 21” CMP, not 18” RCP. Hill (11/10/2025) Revised as recommended. WSB (12/3/2025) The 21” pipe is modeled with an 18” orifice. Please clarify if this is an existing feature or intended to be constructed. 17. The outlet for 41XP/41P should be modeled with a pipe outlet, not just an orifice. Peltier Ponds Development - Engineering Review Ms. Katie Larsen 12/03/2025 Page 5 Hill (11/10/2025) N/A. 18.BMP outlet slopes should match between HydroCAD modeling and utility plans (ignoring backsloped skimmer pipes). Hill (11/10/2025) Revised as recommended. 19. Based on the modeled results, culvert 2P will overtop Peltier Lake Dr in all storm events. Potential pipe replacement should be explored to minimize road overtopping. Hill (11/10/2025) The road overtops in the existing condition. The proposed condition improves the situation by reducing the flooding frequency. WSB (12/3/2025) Dual culverts are still recommended to further reduce overtopping. 20. What is the purpose of the southern node of Pond 2.6? If it is proposed to be excavated for additional onsite fill, please label it separately as a lake to be consistent with other developments in the City. Hill (11/10/2025) The deep pond cells are excluded from the dead storage calculations. Upstream NURP dead storage provide the required water quality. 21. What is the purpose of the eastern node of Pond 4.1? If it is proposed to be excavated for additional onsite fill, please label it separately as a lake to be consistent with other developments in the City. Hill (11/10/2025) The deep pond cells are excluded from the dead storage calculations. Upstream NURP dead storage provide the required water quality. 22. All proposed pond overflows need riprap stabilization. Hill (11/10/2025) Will be detailed/included with final plans. WSB (12/3/2025) Noted, remains an open comment. 23. Erosion control blankets are needed on all slopes 4:1 and steeper, including pond slopes above the OLE. Blanket is proposed on all slopes steeper than 4:1. If blanket is Hill (11/10/2025) required on 4:1 slopes, it will be included with the final plans. WSB (12/3/2025) It is not clear based on the hatching of the erosion control sheets if pond slopes will get erosion control blankets or just wet ditch seeding. Additionally, erosion control blankets will be needed for the proposed steep slopes west of the intersection of Streets G and H. 24.Review tree planting against storm sewer plans to minimize overlap and reduce potential root intrusion on storm sewer. For example, trees near the pipe between CBMH-407 – STMH-406 and CBMH-251 – FES-250 should be shifted farther from the pipe alignment. Hill (11/10/2025) Landscape plan has been revised to the new site plan and utility layout as recommended. 25. Tree plantings should be removed from the 60” trunkline easement boundary to avoid potential future maintenance concerns. Hill (11/10/2025) Revised as recommended. 26. WSB (12/3/2025) Pond 6 should have a 10’ bench, at least on the side nearest homes for safety. Peltier Ponds Development - Engineering Review Ms. Katie Larsen 12/03/2025 Page 6 27. WSB (12/3/2025) Drainage Area 2.1S should be routed to the trunk storm sewer and included in the gate closed HWL analysis to maximize area included in the CSMP system. A grate inlet at STM-103 may allow storage to be shared with Pond 1 for additional flexibility. Runoff from 20S can be routed around using a ditch into the dual culvert crossing of Street G. 28. WSB (12/3/2025) Wetland 4 outlet should be rerouted south into Pond 1 and included in the gate closed HWL analysis to maximize area included in the CSMP system. Connecting into STM-136 appears feasible with some minor adjustments to storm sewer inverts. The overflow to the north can remain as-is. 29. WSB (12/3/2025) How will Wetland 14 culverts work? The 1’ pipe is only 0.6’ below the trail elevation. Will the trail be paved or otherwise stabilized at overflow to prevent erosion? 30. WSB (12/3/2025) The outlet pipe for Pond 1 should be set at 887 or lower to ensure it can still function as a skimmer when the pond is drawn down to 889 for irrigation reuse. 31. WSB (12/3/2025) The outlet grate for Wetland 5 should be modeled at 900.5 to match the OLE stated on the plans. 32. WSB (12/3/2025) Provide vertical separation between STM-302 to STM-301 pipe and sanitary sewer below it. 33. WSB (12/3/2025) Recommend routing STM-101 to STM-121 to consolidate pond outfalls, if feasible. • Water Supply The City’s water supply system well firm capacity should meet or exceed its maximum day demand. This criteria is currently constrained by poor water quality in some wells, the White Bear Lake court orders and ongoing litigation, and annual variability in water use due to drought and other factors. The City’s existing firm capacity (excluding Well No. 2 due to poor water quality) is 4.38 million gallons per day (MGD). The City’s maximum day demand from 2015 to 2024 was 3.87 MGD. Near-term development within the City is projected to increase the maximum day demand by 0.42 MGD, bringing it to 4.29 MGD. The City is actively pursuing Well No. 7 to increase firm capacity, but it will likely not be in service until the fall of 2026. Based on the wide annual variability in maximum day demand and its susceptibility to drought conditions, the City will continue to monitor water demands and reserves the right to impose water restrictions and to reevaluate water supply capacity prior to Peltier Phases 3 and 4. The City has begun conversations with the Minnesota Department of Natural Resources (DNR) about permitting Well No. 7 and is awaiting confirmation whether it can be constructed at this time given the ongoing White Bear Lake litigation. Applicant to verify water pressure is adequate for all locations within the development. The watermain will need to be looped through the site and will need to include a 12-inch diameter trunk watermain stubbed to the north as identified in the Comprehensive Plan. All proposed units are required to be on the municipal water supply. Peltier Ponds Development - Engineering Review Ms. Katie Larsen 12/03/2025 Page 7 Based on the Estimated Daily Water Demand, which are reasonably conservative, the Peltier Ponds Development will increase the system’s average day demand by about 71,775 gallons per day (gpd). As shown on the Utility Plans, the existing 12” DIP trunk main on Watermark Way will be extended west through the development to its northern boundary similar to what is shown in the City’s 2040 Comprehensive Plan. A 12” stub will be extended to the north towards Rehbein’s Peltier View. There will need to be a connection to the 12” watermain stub on th the west side of 20 Avenue at Rehbein Street and Rainy Lane. Otherwise, the development will include a water system with predominately 8- inch diameter PVC C900 water main with 1-inch Type K copper services being extended to each lot. Water supply will need to be evaluated in conjunction with current pending DNR water appropriation approvals. Additional water stubs will be extended to the south. The south portion of the development is in the City’s Drinking Water Supply Management Area (DWSMA) and would be subject to those requirements. Residential land use is consistent with the DWSMA vulnerability. Comments: 1. Avoid utility crossings where possible a. Keep watermain on west side along Gordon Ave/Street B Hill (11/10/2025) Revised as recommended. WSB (12/3/2025) Complete 2. Provide utility profiles with final plat a. All utilities outside the right of way require an easement that meets a 1:1 slope with the utility invert (minimum 20') Revised as recommended. Hill (11/10/2025) WSB (12/3/2025) Additional areas are in conflict - to be further reviewed with profile submittals b. Show all utility crossings in profiles Hill(11/10/2025)Profiles will be provided with the final plans. WSB (12/3/2025) Complete – to be further reviewed with profile submittals i. Maintain minimum 18" separation ii. Insulate when separation between storm sewer and water is less than 36" c. Identify conflicts between water, sanitary, and storm sewer mains and services WSB (12/3/2025) Complete – to be further reviewed with profile submittals 3. Locate hydrants and alter watermain such that hydrants are located at all water system highpoints Hill (11/10/2025) High point hydrant locations will be provided/confirmed with final plan/profiles. WSB (12/3/2025) Complete – to be further reviewed with profile submittals a. Maintain minimum watermain cover b. Maintain hydrant coverage Peltier Ponds Development - Engineering Review Ms. Katie Larsen 12/03/2025 Page 8 4. Provide utility services per City details Hill(11/10/2025)Services have been added to the plans. Service data will be included with the final plan. WSB (12/3/2025) Complete 5. Provide additional gate valves shown on plans Hill (11/10/2025) Gate valve locations will be finalized with the final plans. WSB (12/3/2025) to be completed with final plans. Discussions needed regarding townhome area and level of isolation needed 6. Provide temp hydrant/air relief/flushing, etc. on all watermain stubs Hill(11/10/2025)Will be included with the final plans. WSB (12/3/2025) to be completed with final plans 7.Keep watermain and sanitary sewer within the roadway Hill (11/10/2025) Revised as recommended. WSB (12/3/2025) Complete • Sanitary Sewer As shown in the Lift Station Service Area Exhibit, sanitary sewer collection for the Peltier Ponds Development will be extended from the existing 10- inch diameter poly-vinyl chloride (PVC) trunk main on Watermark Way. The 10-inch diameter trunk main can be downsized to 8-inch at the intersection with the townhome mains as noted on the Lift Station Service Area Exhibit to assist with flushing velocities. A portion of the Development will be served by a lift station as shown in the City’s 2040 Comprehensive Plan, which will be oversized to accommodate the remaining sanitary sewer district 3H. Oversizing costs for the lift station will be credited by the City. The site will otherwise be served by 8-inch diameter main along with 4-inch Schedule 40 PVC service pipe to each lot. Additional sanitary sewer stubs will be extended to the north and south. Comments: 1. Further discussion will be had within Public Works whether the eastern portion of the Olson parcel to the south would be served with gravity by increasing the depth of the 8-inch main at the Peltier Ponds southern townhomes by approximately ten feet or whether it would be served by the lift station • Transportation The Peltier Ponds development will have a primary access from Watermark Way. There will be 8 local public streets (Streets A-H) added and extended as well as several private drives for the townhomes. All public streets are proposed to be 32’ back-to-back with a 60’ right of way. Final street naming will need to occur with the final plat. We have requested the additional traffic information below and cannot determine whether the current preliminary plat meets City requirements until reviewing that information. Peltier Ponds Development - Engineering Review Ms. Katie Larsen 12/03/2025 Page 9 The traffic study has been reviewed and a full study with comments will be provided. Main comments include: o Figure 1 shows incorrect site plan o In Figures 4, 7, and 8: Trips are missing from the Watermark Way access. Review Watermark Traffic Study and include all trips from the 2025 Build th scenario at the Watermark Way and 20 Avenue intersection. Revise analysis based on updated trips. o Add trips for the Peltier ghost plat to 2040 Build scenario th o Include existing (actual or estimated) and future projected ADT for 20Ave, Watermark Way (west and east leg), Rehbein Street (west and east leg), and Peltier Lake Drive. o Adjust access trip distribution, 75%-85% of trips are likely to use Watermark access based on site layout. o Trip calculations do not match ITE rates o Advancing and opposing volumes for right/left-turn lane analysis used incorrect volumes (and a future 2040 analysis should be completed) o 2026 and 2040 No-Build analysis is missing, this should be included to compare with the Build analysis. o Revise analysis based on updated AM/PM peak hour volumes o Revise recommendation section if improvements are needed Hill (11/10/2025) Traffic study comments were addressed with the 8/20/25 updated traffic report. The traffic report is being updated to the current unit count and will analyze a standard turn lane intersection and a roundabout intersection with CR 54. The report will be provided on or before 11/10/25. WSB (12/3/2025) The study was revised to incorporate previous comments. New comments include: o How was the existing ADT (310) on Watermark Way calculated? The 2026 No- Build shows almost 400 trips just from the AM and PM peak hours o Figure 3 is missing (duplicate Figure 4s are shown) th o Provide analysis tables for a roundabout (2026 and 2040) at 20 Ave & Watermark Way. Confirm the roundabout improvement meets the City LOS requirements, as the turn lanes and TWSC does not meet the LOS requirements. Temporary turnarounds are needed at the ends of Streets B and H o Temporary turnarounds should include Type 3 barricades with future thru street signs Trails and sidewalks Trails are proposed extending from Peltier Lake in the southwest corner to the northeast corner of the development near the multifamily units as well as generally along the existing trunk storm sewer line from CSAH 54 to the center of the development. Sidewalks are shown along one side of almost all of the public streets on the preliminary th Avenue plat, except for Street A, which has sidewalks on both sides from CSAH 54/20 west to Street B. With future review of the additional requested traffic information, sidewalk may be required on both sides of a larger portion of Street A. The abandoned segment of Peltier Lake Drive along the lake will need to be converted to a City Trail. A City trail will need to be installed along the west side of CSAH 54 from Rehbein Street to Watermark Way. Additional trail and sidewalk segments may need to be included throughout the site at the direction of the City Planner. Peltier Ponds Development - Engineering Review Ms. Katie Larsen 12/03/2025 Page 10 • Wetlands and Environment The project indicates that there are approximately 15.58 acres of wetland. A wetland replacement plan based on the impacts will need to be submitted, reviewed, and approved through RCWD and the City. A WCA application has been submitted on April 18, 2025. The site is located in the Wetland Management Corridor (WMC). Wetland buffers meeting minimum and average requirements will be required around all wetland areas following construction. Any disturbed buffer areas should be seeded with a seed mix containing native, non-invasive, species. Review of the DNR’s Natural Heritage Information System database indicates the potential presence of several protected species within and near the project area, including protected plant species. The applicant should coordinate with the DNR on the need for additional studies or surveys. The applicant will need to conduct a Cultural Resource Assessment of the development site through SHPO. Hill (11/10/2025) The assessment has been completed and submitted to the City. WSB (12/3/2025) Under review • Landscaping A Landscape Plan for the Peltier Ponds development has been submitted and will be reviewed by staff and the City’s Environmental Coordinator. The Environmental Coordinator will provide separate comments. • Floodplain The southern portion of the Peltier Ponds development appears to be in FEMA Zone A and RCWD floodplain, outlinesfor both areas should be shown on the plans. Please confirm that any fill for the proposed pond berm and trail work does not exceed the 100 cubic yard threshold per RCWD Rule E or 1,000 cubic yard threshold per City Ordinance 1103.06. Hill(11/10/2025)See appendix of Stormwater Management Plan for the flood plain fill and mitigation calculations. • 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 western 60’ feet of CSAH 54 should be dedicated as right of way to Anoka County with it extending out to 75’ in areas for future roundabout transitions. Comments: 1. Please confirm easement intentions/needs with RCWD for the abandonment/realignment of ACD 72 through the northeast corner of the site. Will a separate easement to RCWD be provided there? Hill (11/10/2025) ACD 72 will be removed. Peltier Ponds Development - Engineering Review Ms. Katie Larsen 12/03/2025 Page 11 2.The pipe run from CBMH-105 to CBMH-103 seems to exceed 10’ in depth so the easement corridor overtop must be increased from 20’ to at least double the width of pipe depth for a 1:1 trench footprint. Hill (11/10/2025) Storm sewer has been reconfigured, including the corresponding easements, as recommended. 3. All utilities outside the right of way require an easement that meets a 1:1 slope with the utility invert (minimum 20') Utilities have been reconfigured, including the corresponding Hill (11/10/2025) easements, as recommended. WSB (12/3/2025) Some utilities require additional easement 4. All grading and construction in the Electric Transmission line utility easement to be approved by the utility provider Hill (11/10/2025) Coordination with GRE is ongoing, including potential pole relocation, if needed. WSB (12/3/2025) Complete - Continue coordination 5. WSB (12/3/2025) STM-524 to STM-523 pipe alignment overlaps with the property limits for Lot 4 of Block 24. This alignment needs to shift east to provide sufficient setback to property limits. 6. WSB (12/3/2025) STM-535 structure is adjacent to the property limits for Lot 4/5 of Block 27. This structure needs to shift east to provide sufficient setback to property limits. 7. WSB (12/3/2025) OCS-3 to EX-107 pipe alignment is ~11’ deep at the SE corner of Lot 3 of Block 14, however there is only ~6’ of distance to the D&U line of the lot. The alignment or D&U limits must shift to allow sufficient separation. Development Agreement A development agreement will be required with the final plat. Grading Agreement A grading agreement is not required at this time. • Stormwater Maintenance Agreement The stormwater maintenance for public facilities in the Peltier Ponds development will be covered under the City’s Programmatic Stormwater Management Agreement after the facilities have been installed and accepted by the City. Borrow areas / Lakes area will be maintained by the HOA. • Permits Required Required permits will be determined at the time of preliminary plat submittal. Potential permits may include some of the following and others: Peltier Ponds Development - Engineering Review Ms. Katie Larsen 12/03/2025 Page 12 1. NPDES General Construction Permit 2. City of Lino Lakes Zoning Permit for Grading 3. Minnesota Pollution Control Agency Sanitary Sewer Extension Permit 4. Minnesota Department of Health 5. 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. Peltier Ponds Development - Engineering Review Environmental Memo To: Katie Larsen, City Planner From: Tom Hoffman, Environmental Coordinator Date: December 3, 2025 Re: Environmental Comments – Peltier Ponds Environmental Board had recommended the following at their June 25, 2025 meeting: 1.Provide increased buffer widths around wetland where the trail is going past these locations. Buffers should be extended throughout the park land to provide pretreat of runoff before discharging to the wetlands. a. Show buffers in between the trail and existing channel shown on the proposed plans. b. All wetlands should be included in conservation easements. i. Will be completed with final plat c. This area is included in the RCWD wetland corridor plan. With future submittals impacts and mitigation of wetlands will be required. i. Wetlands falling within the wetland corridor will require 50’ buffers 2. 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 c. Plans show rock construction entrance in the legend. Does not appear to be shown on the plan sheet. Call out the location on the plans. d. Redundant perimeter control will be required around all wetlands onsite where a 50’ natural buffer cannot be maintained during construction. Redundant perimeter control should be spaced 3-5’ apart. i. Symbols blend into the proposed “wet ditch” seed mix on sheet C3.1. Confirm redundant perimeter is being provided ii. Legend shows heavy duty silt fence. Appears to be covering additional erosion control. Call out on plan set if two layers are to be proposed in these areas. 1. Note spacing on erosion control sheet 3.Rice Creek Watershed District shows Anoka County Ditch 72 branch 1 running through the site. Verify the location and use of the ditch with the watershed. Ditch location and drainage should be shown on the plan set if it is required to be maintained. a. Confirm with RCWD on what is allowed within the proposed new alignment of ACD 72 Br 1. Potential trail extension along this corridor to th 20 could cause impacts. 4.Provide increased buffer widths around wetland where the trail is going past these locations. Buffers should be extended throughout the park land to provide pretreat of runoff before discharging to the wetlands. a. Buffer not shown between and wetland on C4.9 5.Show buffers in between the trail and existing channel shown on the proposed plans. 6. All wetlands should be included in conservation easements. 7.This area is included in the RCWD wetland corridor plan. With future submittals impacts and mitigation of wetlands will be required. a. Mitigation banking credits have been proposed 8.Wetlands falling within the wetland corridor will require 50’ buffers 9.The project site is located with the I-35 E corridor AUAR. As part of the planning the AUAR mitigation checklist should be used. a. There are areas of potential cultural significance shown adjacent to the site and will need to complete a Cultural Resource Assessment of the proposed project. b. I35E AUAR mitigation checklist should be used with future submittals to ensure all requirements are being met. i. Being reviewed 10. Provide conservation easements over all wetland and open space in the development to ensure connectivity with existing and future development. Page 2 a. Confirm ownership of outlot E and ownership and maintenance of proposed natural trails. 11. Retain 50’ wide drainage & utility easement over trunk storm sewer. a. The 50’ buffer appears to go into outlot BB. The 50’ drainage and utility easement goes into block 15 lots 1-5. Drainage and utility easement should be outside of those lots. 12. A stormwater treatment train that filters and treats stormwater runoff as it flows through the site should be developed. Any opportunities to incorporate natural treatment systems into the project should be encouraged. 13. 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. 14. The southern portion of the site is within the Lino Lakes drinking water supply management area. a. This area is considered moderately vulnerable, and considerations should be taken into account for the proposed project. 15. Boxelder is being shown as undesirable, and no mitigation is being provided. Cottonwoods and Ash trees can be considered undesirable as defined in the development standards. However boxelder should be mitigated for, 116 boxelder are being removed outsideof the Basic Use Area. a. Boxelder is a native species to MN per the MN DNR. Replacement of boxelder trees will be required. If the tree is in poor condition mitigation is not required, however the attached tree inventory does not provide condition or health assessments of the trees 16. Tree removals should be broken down between Non-Basic Use Area and any Environmentally Sensitive Areas (ESA). a. Currently trees are just shown outside of the basic use area, it appears that there will be removals within the ESA of wetland. i. ESA classification should be provided in the tree inventory table. Currently it shows BUA and nothing else. Page 3 ii. 17.Boulevard trees are required at the rate of one (1) tree per lot frontage for single family and two-family lots. Townhomes and multi-family properties require one tree per 70 feet of linear feet of road frontage. a.Ensure corner lots have 2 boulevard trees. Block 12 lot 15 appears to have two trees on street A and noneon Street D b.Boulevard trees must be planted in the boulevard, majority of trees appear to be planted outside of the boulevard on private property. 18.Open areas shall be landscaped to meet requirements of 1 large tree and 2 large shrubs per 2500 SF. Open space calculations should be provided with future submittals. a.Required for stormwater ponding areas adjacent to residential 19.Landscape screening and buffers shall be installed along CSAH 54/20th Street. Buffer screening and berming should meet the city’s 6’ height requirement from the low point of foundation. 20.The landscape plans shall comply with Section 1007.043 (17), Required Screening, Landscaping and Buffer Yards of the zoning ordinance. a.No recommendations for additional plantings were called out during the noise study. b.Mitigation for the townhomes should meet the requirements of the noise study. 21.Provide a 30’ easement along Peltier Lake Drive for future trail and riparian restoration. Current plans show 30’ going down to 15’ with vacated easement. Provide clarification on ownership. a.Confirm 30’ the entire way, appears to be 15’ going to the north Page 4 22. Provide a Blandings turtle mitigation plan. a. In progress Page 5 PLANNING & ZONING BOARD AGENDA ITEM 6B STAFF ORIGINATOR: Katie Larsen, City Planner MEETING DATE: December 10, 2025 TOPIC:PUBLIC HEARING: Lyngblomsten PUD Amendment #3-Skilled Nursing Care Center CASE NUMBER: PD2023-002 APPLICANT: Lyngblomsten at Lino Lakes, LLC Attn: Jeff Heinecke 1415 Almond Avenue St Paul, MN 55108 OWNER: Same INTRODUCTION The applicant, Lyngblomsten at Lino Lakes, LLC, submitted a Land Use Application for PUD Amendment #3. They are requesting an amendment to the PUD Preliminary Plan (“PUD Amendment”) to change the 2-story skilled nursing care center to a 3-story skilled nursing care center. The property address is 6070 Blanchard Boulevard. Tentative Review Schedule: Complete Application Date:November 18, 2025 60-Day Deadline:January 17, 2025 Environmental Board Meeting:N/A Park Board Meeting:N/A Planning & Zoning Board Meeting:December 10, 2025 City Council Work Session:January 5, 2026 City Council Meeting:January 12, 2026 BACKGROUND The Land Use Application is for the following: PUD Preliminary Plan Amendment #3-Skilled Nursing Care Center 1 This staff report is based on the following information: Lyngblomsten Lino Lake Campus Plan Set prepared by Wold Architects and Engineers dated November 10, 2025 Applicant Narrative Design Guidelines Revised November 2025 Stormwater Management Report prepared by Bolton & Menk revision dated November 10, 2025 Previous Council Action April 8, 2019: Ordinance No. 07-19 rezoning property from GB, General Business to PUD, Planned Unit Development o Details permitted, accessory, conditional and administrative uses specific to the 20 acre site April 8, 2019: Resolution No. 19-42 approving PUD Development Stage Plan/Preliminary Plat o Establishes development’s framework regarding lot and yard requirements, height regulations, impervious surface and design guidelines May 11, 2020: Resolution No. 20-44 approving PUD Development Stage Plan Amendment #1-Site Plan and Grading & Drainage Plan o This amendment omitted the clubhouse and revised the site plan and grading & drainage plans July 26, 2021: Resolution No. 20-94 approving PUD Final Plan/Final Plat December 11, 2023: Resolution No. 23-126 approving PUD Amendment #2-North Lot Line Fence and Pickleball Court o This amendment omitted the north lot line fence in lieu of additional landscaping and allowed for the construction of a pickleball court in the southwest corner of the site. ANALYSIS History In November and December 2024, the Planning & Zoning Board and City Council reviewed a concept plan of the proposed PUD Amendment. The Board and Council generally supported the revisions. Site & Building Plan Review The following chart compares the Original PUD Preliminary Plan with the Proposed PUD Amendment. The original plan was a 2-story, 2 wing skilled nursing care center. The proposed 2 amendment is a 3-story, 1 wing center. The building height is the same as the existing 3-story assisted living & memory care facility on the south side of the building. The amendment also includes a new 13 space surface parking lot. See attached Applicant Narrative for additional information. Original 2021 Proposed PUD Plan Existing Assisted PUD PlanAmendment #3Living Building 2-story3-story3-story 23’3” (top of wall) + 36’1” (top of wall) + 35’10” (top of wall) + Building Height 4’11” (parapet) = (parapet) = 2’4” (parapet) = 28’2” total 38’1” total 38’2” total Building 17,800 sf12,125 ftNA Footprint # Units 5661NA Density Per Met Council, skilled nursing facilities/units are not counted toward a community’s net residential density so the overall Lyngblomsten development’s density will not change with the five (5) unit increase. Setbacks Resolution No. 19-42 approving the original PUD Preliminary Plan details setback requirements. SetbackRequiredProposed Building (Blanchard Blvd)10ft13.97ft Parking Lot15ft17.59ft Setback requirements are met. Architecture The Lyngblomsten Design Guidelines detail the architectural standard requirements. Exterior materials are the same as the other sections of the building; hardie plank siding (evening blue, arctic white, and woodlook) and stone. The stone for the entire building is 35.3% which slightly less than the original 36.2% but still greater than the minimum City Code 33% requirement. Architectural requirements are met. Parking Requirements 3 The revised plans proposes 26 additional underground parking spaces for a total of 112 underground parking spaces. An additional 13 surface parking spaces are also proposed for a total of 90 surface parking spaces. A total of 156 parking spaces are required. A total of 202 are provided. Use# Stalls Required# Stalls Provided Elderly Housing (IL units)96112 (underground) Nursing Home (AL + MC +SC)3690 (surface) Town Center24 TOTAL156202 Parking requirements are met. Park Dedication Park dedication fees for this Lot 3, Block 2, Lyngblomsten at Lino Lakes Addition were paid with the final plat. No additional fees are required. RECOMMENDATION Staff recommends approval of Lyngblomsten PUD Amendment #3 with the following conditions: 1.Ordinance No. 07-19, Resolution No. 19-42, Resolution No. 20-44, Resolution No. 20-94 and Resolution No. 23-126 are still in effect. 2.The revised Lyngblomsten Design Guidelines shall provide additional development guidance. 3.A Site Improvement Performance Agreement shall be executed. The following comments shall be addressed: 1.City Engineer Memo dated December 3, 2025 2.Environmental Memo dated November 26, 2025 3.All plan sheets shall have applicable revision date. 4.Sheet A5.103, Exterior Elevations: a.Under Exterior Elevation Materials, should A13/B1 be A5.105? ATTACHMENTS 1.Applicant Narrative 2.Original PUD Site Plan 4 3.PUD Amendment #3 Site Plan 4.Original 3D Rendering 5.PUD Amendment #3 3D Rendering 6.Original Building Elevations 7.PUD Amendment #3 Building Elevations 8.Engineering Memo dated December 3, 2025 9.Environmental Memo dated November 26, 2025 5 ¸ ¸ ¸ ¸ ¸ ¸ ¸ ¸ ¸ Sfwjtjpot EftdsjqujpoEbufOvn QVE!Tvcnjuubm21019031292QVE!Sftvcnjuubm120250312:3QVE!Sftvcnjuubm140220312:4EE!TFU170390312:5DE!DIFDL!TFU190410312:6DE!RBRD!DIFDL!TFU1:0330312:7DE!TFU210150312:8QVE!EFW!TUBHF!SFTVC 16022031319 -!TFF!TIFFU!TJHOBHF!FYUFSJPS-!B28 Opuft!Qspkfdu!TQ!1315.5822!Ebufe!15.:3Opuft!Qspkfdu!TQ!1315.5822!Ebufe!15.:3Opuft!Qspkfdu!TQ!1315.5822!Ebufe!15.:3 Dfoufsmjof!pg!Ipehtpo!Se/!qfs!NOEPUDfoufsmjof!pg!Ipehtpo!Se/!qfs!NOEPUDfoufsmjof!pg!Ipehtpo!Se/!qfs!NOEPU *** ::: 555 !!! /// ppp OOO!!! zzz xxx III !!! lll ooo vvvsss UUU!!! fffuuu bbb uuu TTT ))) )GLB!Ixz/!3:*)GLB!Ixz/!3:*)GLB!Ixz/!3:* Ipehtpo!SpbeIpehtpo!SpbeIpehtpo!Spbe )Qvcmjdmz!Usbwfmfe!Spbexbz*)Qvcmjdmz!Usbwfmfe!Spbexbz*)Qvcmjdmz!Usbwfmfe!Spbexbz* eee bbb ppp SSS !!! ooo ppp ttt hhh eee ppp III )D/T/B/I/!Op/!43*)D/T/B/I/!Op/!43*)D/T/B/I/!Op/!43* MPU!2 MPU!3 )Dpvouz!Spbe!K*)Dpvouz!Spbe!K*)Dpvouz!Spbe!K* 6 MPU!31 23 MPU!4 5 MPU!2: MPU!5 7 Bti!TusffuBti!TusffuBti!Tusffu 38 3737 MPU!29 MPU!6 28 5 MPU!7 31 7 MPU!28 MPU!8 (73/412 ( 7 9 / MPU!27 2 3 MPU!9 MPU!: MPU!26 MPU!25 24 MPU MPU!21 QPOE!4Q!OPSUI!QPOE FyjtujohFyjtujohFyjtujoh IpvtfIpvtfIpvtf 23 MPU QSPQPTFE!211ZS!IXM!>!:11/44 22 MPU ESZ!CBTJO!5Q 51!BN602203131!8;44; Mjop!Mblft!Dfousbm!.312:`DJUZ!TVCNJUUBM/swu fompntufo\]297135!Mjop!Mblft\]`Sfwju\]297135!.MzohcmpntuDfousbm;!\]\]Xbf.tsw.no/xpmebf/dpn\]TuQbvm\]`IDTM\]Mzohc TVCNJUUBM`hcfsfotAxpmebf/dpn/swu op!Mblft!Dfousbm!.!312:`DJUZD;\]Vtfst\]hcfsfot\]Epdvnfout\]297135!.!Mzohcmpntufo!Mj 9 2025 / 10 / 11 PUD AMENDMENT 3 Opuft!Qspkfdu!TQ!1315.5822!Ebufe!15.:3Opuft!Qspkfdu!TQ!1315.5822!Ebufe!15.:3Opuft!Qspkfdu!TQ!1315.5822!Ebufe!15.:3 Dfoufsmjof!pg!Ipehtpo!Se/!qfs!NOEPUDfoufsmjof!pg!Ipehtpo!Se/!qfs!NOEPUDfoufsmjof!pg!Ipehtpo!Se/!qfs!NOEPU )GLB!Ixz/!3:*)GLB!Ixz/!3:*)GLB!Ixz/!3:* Ipehtpo!SpbeIpehtpo!SpbeIpehtpo!Spbe )Qvcmjdmz!Usbwfmfe!Spbexbz*)Qvcmjdmz!Usbwfmfe!Spbexbz*)Qvcmjdmz!Usbwfmfe!Spbexbz* (73/412 FyjtujohFyjtujohFyjtujoh IpvtfIpvtfIpvtf 51!BN602203131!8;44; Mjop!Mblft!Dfousbm!.312:`DJUZ!TVCNJUUBM/swu fompntufo\]297135!Mjop!Mblft\]`Sfwju\]297135!.MzohcmpntuDfousbm;!\]\]Xbf.tsw.no/xpmebf/dpn\]TuQbvm\]`IDTM\]Mzohc TVCNJUUBM`hcfsfotAxpmebf/dpn/swu op!Mblft!Dfousbm!.!312:`DJUZD;\]Vtfst\]hcfsfot\]Epdvnfout\]297135!.!Mzohcmpntufo!Mj Memorandum To:Katie Larsen, Lino Lakes City Planner From:Kris Keller PE, WSB Diane Hankee PE, Lino Lakes City Engineer Date:December 3, 2025 Re: Lyngblomsten Nursing Home – Skilled Nursing Addition Revised Preliminary PUD Plan Review 027097-000 WSB’s review of the revised Preliminary PUD Plan submittal for the Lyngblomsten Nursing Home Addition in Lino Lakes, MN, prepared by Wold and received November 10, 2025. Our comments were made on the following documents: Lyngblomsten – Preliminary Plat and PUD Amendment No. 3 prepared by Wold, dated November 10, 2025 The following review comments should be responded to in writing by the applicant. Engineering •General The Lyngblomsten Nursing Home is proposing a skilled nursing wing to their campus located west of Hodgson Road (CSAH 49) and south of Blanchard Boulevard. It is a 12,000 SF addition to their 290,000 SF main building and includes 57 private rooms together with offices, conference rooms and both an underground and outdoor parking areas. Comments: 1.With the PUD Final Plan, provide new building addition specific plan sheets that accurately depict the current topological information of the site as existing and clearly identify what grading/construction is proposed with the new building addition. 2.With the PUD Final Plan, provide existing conditions plan sheet with removals/demolition required a.Identify adjacent existing utilities that will be utilized •Grading The Lyngblomsten Nursing Home Campus addition includes limited site grading for the building outdoor parking area and blending into the streets and driveways. The lot was rough-graded with the grading of the overall campus. A grading plan meeting City requirements will need to be submitted as part of the preliminary and final plats. Comments: Ms. Katie Larsen 12/03/2025 Page 2 1.With the PUD Final Plan, provide new building addition specific grading plan sheet that accurately depicts the current topological information of the site as existing and clearly identify what grading/construction is proposed with the new building addition. •Stormwater Management Additional onsite treatment will not be required as the existing ponding areas were designed for drainage from this area. It is presumed that conveyance to these basins will be through an internal storm sewer system and overland swales. The system shall meet the City’s and RCWD Stormwater Management requirements. Comments: 1.With the PUD Final Plan, provide a sub-surface drainage system design, similar to the other buildings on site, as the garage floor elevation does not meet the necessary ground water separation. •Water Supply/Sanitary Sewer A detailed utility plan for the Lyngblomsten Nursing Home Campus addition has not yet been proposed and will need to be submitted for preliminary plat by the applicant. There are existing 6” sanitary sewer and water stubs to the lot. The number of units and demand is within the anticipated capacity of the original campus design for the area and is supported with the existing infrastructure. Comments: 1.With the PUD Final Plan, provide better clarify the current topological information of the site as existing and clearly identify what grading/construction is proposed with the new building addition. a.Show where extension of service stubs will connect to the building (mechanical room, etc.) b.Identify and detail all connections to existing utilities c.Label all water/utility fittings d.Label all pipe characteristics (length, size, material, material grade, slope, etc.) •Transportation Traffic from the addition is consistent to what was approved with the preliminary plat for the overall campus traffic study. Underground parking will utilize the existing entrance drive on the south side of the general building while the outdoor parking area will utilize a connection to the existing entrance drive off of Blanchard Boulevard on the west side of the general building. Trails and sidewalks Additional trails/ sidewalks are not proposed on the submitted Concept Plan as all required ones have already been installed with previous phases of the overall campus construction. Comments: Lyngblomsten Nursing Home – Skilled Nursing Addition - Engineering Review Ms. Katie Larsen 12/03/2025 Page 3 1.With the PUD Final Plan, show impacts to existing sidewalks with construction. •Wetlands and Mitigation Plan No wetlands are proposed to be impacted with the proposed addition. •Landscaping A Landscape Plan for the Lyngblomsten Nursing Home Campus addition has not yet been submitted. One will need to be submitted and reviewed by staff and the City’s Environmental Coordinator. The Environmental Coordinator will provide separate comments. •Floodplain The submitted concept plan does not impact floodplain. •Drainage and Utility Easements All needed drainage and utility easements have been provided with the approved preliminary plat. Development Agreement A development agreement will be required with the final plat. Grading Agreement Grading agreement not required at this time. •Stormwater Maintenance Agreement The stormwater maintenance for public facilities are already in place with the main building. •Permits Required Required permits will be determined at the time of preliminary plat submittal. Potential permits may include some of the following and others: 1.NPDES General Construction Permit 2.City of Lino Lakes Zoning Permit for Construction 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. Lyngblomsten Nursing Home – Skilled Nursing Addition - Engineering Review Environmental Memo To:Katie Larsen, City Planner From:Tom Hoffman, Environmental CoordinatorTom Hoffman, Environmental Coordinator Date:November 26, 2025 Re: Environmental Comments – Lyngblomsten PUD Amendment 3 Staff reviewed the submittal for landscaping and tree planting requirements. The proposal meets the landscaping requirements and conforms with the earlier phases of development onsite. 1.Suggest planting additional species of trees for biodiversity and limiting the potential impact of pests and disease. a.Close to 50% of the proposed trees are Hawthorn, limiting planting to 30% per species is recommended.