HomeMy WebLinkAbout02/11/2026 PZ Combined Packet
PLANNING & ZONING BOARD AGENDA
Wednesday, February 11, 2026
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: Special Work Session Minutes January 28, 2026 and January 14,
2026
6.Action Items
A.PUBLIC HEARING: Valvoline (Clearwater Commons) Conditional Use Permit
B.PUBLIC HEARING: Harvest Grange Rezoning and Preliminary Plat
C.PUBLIC HEARING: Amending Comprehensive Plan to Provide for Municipal Utility
Service to Public Works Building Site
7.Discussion Items
A.Lyngblomsten PUD Amendment #4 Mixed Use Concept
B.Project Updates
ADJOURNMENT
Lino Lakes City Council
Special Joint Work Session w/EDAC and Planning & Zoning Board
Minutes
DATE: January 28, 2026
TIME STARTED:6:00 P.M.
TIME ENDED: 8:48 P.M.
LOCATION: Community Room
COUNCIL PRESENT:Mayor Rafferty Councilmembers Lyden, Nelson, Ruhland and Rennaker
MEMBERS ABSENT: None
PNZ BOARD PRESENT: Chair Michael Root, Members Patrick Kohler, Perry Laden, Suzy Guthmueller,
Nathan Vojtech and Isaac Wipperfurth
MEMBERS ABSENT: Neil Evenson
EDAC PRESENT: Chair Nathan Vojtech (also PNZ), Members Patrick Kohler (also PNZ), Andrew
Cravero, Suzy Guthmueller (also PNZ), Sam Bennett, Blakely LaCroix, Chad Wagner
and Mark Pheil
MEMBERS ABSENT: Barbara White
Staff Members Present: City Administrator Karen Anderson, City Clerk Roberta Colotti, Community
Development Director Mike Grochala, City Planner Katie Larsen and Community Development Specialist
Jessica Eller.
1.Call to Order and Roll Call
The meeting was called to order at 6:00 p.m.
2.Setting the Agenda: Addition or Deletion of Agenda Items
The agenda was adopted as presented.
3. Town Center Master Plan – Visioning Session
The Community Development Director introduced Ned Dodington with Tushie Montgomery
Architects, Evan Jacobsen with Tushie Montgomery Architects, Mary Bujold with Maxfield
Research and Consulting, Josh McKinney with Measure Group and Johnnie Workman with
Measure Group.
The Community Development Director stated that Tushie Montgomery Architects, in partnership
with Maxfield Research and Consulting was retained by the City to lead the Town Center South
Master Plan process. The City Economic Development Authority (EDA) owns approximately nine
(9) acres of property, including parcels across from City Hall, land adjacent to the Rookery
Activity Center, and two commercial pad sites along I-35W. The project area has been defined to
include not only the City property but the undeveloped/underutilized property west of Lake
Drive.
Project work has been underway over the past several weeks to gather information, prepare
Page 1 of 2
the communications plan and begin evaluating site characteristics. The Town Center South
Master Plan study is intended to:
• Align development with market, community priorities and the Council’s strategic plan.
•Position the City to attract new investment and expand the tax base.
•Provide a roadmap for integrating civic, commercial, and recreational uses.
• Enhance the Rookery’s position as a community hub and asset.
This joint engagement and visioning session with the City Council, Planning and Zoning Board,
and Economic Development Advisory Committee, is intended to establish key goals and priorities
and performance metrics for the Master Plan.
Representatives from Tushie Montgomery Architects reviewed the process, provided
background information and facilitated discussion on the planning objectives and goals
4.Adjournment
Mayor Rafferty adjourned the meeting at 8:48 p.m.
These minutes were approved at the regular Council Meeting on February 9, 2026.
Page 2 of 2
CITY OF LINO LAKES
PLANNING & ZONING BOARD MINUTES
DATE: January 14, 2026
TIME STARTED: 6:30 P.M.
TIME ENDED: 8:01 P.M.
MEMBERS PRESENT:Isaac Wipperfurth, Nathan Vojtech,
Michael Root, Suzy Guthmueller, Perry Laden,
Patrick Kohler, Neil Evenson
MEMBERS ABSENT:
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 6:30 p.m.
on January 14, 2026.
2.PLEDGE OF ALLEGIANCE
3.PUBLIC COMMENT
Chair Root declared public comment open at 6:31 p.m.
There was no one present for public comment.
Mr. Vojtech motioned to close public comment at 6:31 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. Kohler moved to approve the December 10, 2025 meeting minutes. Motion
seconded by Mr. Wipperfurth. Motion carried 6 – 0, with one abstention.
6.ACTION ITEMS
DRAFT MINUTES
Planning & Zoning Board
January 14, 2026
Page 2
A.2245 Tele Drive 3-Season Porch Setback Variance
The applicant, Todd Wanka, is requesting a setback variance for the purpose of
constructing a 3-season porch. The property address is 2245 Tele Drive.
Mr. Wipperfurth had a question about the setback on the survey and if this was
encroaching into the drainage and utility easement. Ms. Larsen confirmed that this
would not in the drainage and utility easement.
Ms. Guthmueller wanted to know if the neighbors needed to be notified. Ms. Larsen
confirmed that only the City needed to be notified.
Mr. Evenson motioned to approve the setback variance with staff recommendations.
Motion was seconded by Ms. Guthmueller. Motion carried 7 – 0.
B.Pine Oaks PUD Concept Plan Review
The applicant, M/I Homes of Minneapolis/St. Paul, LLC, is proposing 82 single family villa
lots in a conservation subdivision. The development is approximately 75 gross acres. It is
located northeast of Natures Refuge North and is called Pine Oaks. Ms. Emily Becker
was available for questions.
Mr. Evenson wanted clarification on the PUD flexibilities and whether these were the
same as both Natures Refuge developments. Ms. Larsen stated that not all of the
flexibility would be the same between Pine Oaks and Natures Refuge.
Mr. Evenson believes bringing onsite sewer to the surrounding areas would be a positive
benefit to the City and residents.
Mr. Wipperfurth likes the idea of connecting the neighborhoods and would appreciate
the street connection being made with the surrounding neighborhoods.
Mr. Kohler would like to see the road on the east be connected to Pine Street.
Mr. Laden agrees with the comments made by the Board. Mr. Laden likes the amount of
open space being considered. Mr. Laden would like to explore a road connection to the
west for potential future development.
Mr. Vojtech is wary of the connection between a high-density neighborhood to a low-
density neighborhood. Mr. Vojtech worries about the traffic going through the existing
neighborhood.
DRAFT MINUTES
Planning & Zoning Board
January 14, 2026
Page 3
Mr. Root spoke on the flexibility for the 5-foot forward flexibility. Mr. Root is also in
favor of the sewer and water availability to the area. Mr. Root is also in favor of the
neighborhood connections to distribute traffic.
Mr. Root would like to see the trail system be incorporated as a public benefit. Mr. Root
is unsure of the idea of life-cycle housing. Ms. Larsen stated this would benefit towards
the end-of-life cycle due to cost.
Mr. Root believes that a neighborhood meeting should be required.
Mr. Laden agreed that allowing the garage flexibility would help prevent the monotony
of all garages looking the same.
Mr. Vojtech wanted to know the approximate housing costs. Ms. Becker stated that the
starting point would be around $450,000 to $500,000.
Mr. Root restated the suggestions from the board, emphasizing the trail system, street
connections between neighborhoods and requiring a neighborhood meeting by the
developer.
7.DISCUSSION ITEMS
A.Metropolitan Council 2050 System Statement
Mr. Grochala presented the staff report.
The Board discussed affordable housing that is currently available in the area and what
changes are being made from the 2040 Comprehensive Plan and Imagine 2050.
B.Public Works Design Update
Mr. Grochala presented the staff report.
C.Project Updates
Ms. Larsen provided project updates to the Board.
Mr. Wipperfurth moved to adjourn the meeting. Motion seconded by Mr. Vojtech.
Meeting adjourned at 8:01 p.m.
DRAFT MINUTES
Planning & Zoning Board
January 14, 2026
Page 4
Respectfully submitted,
Marissa Ertel – Community Development Administrative Assistant
DRAFT MINUTES
PLANNING & ZONING BOARD
AGENDA ITEM 6A
STAFF ORIGINATOR: Katie Larsen, City Planner
MEETING DATE: February 11, 2026
TOPIC:PUBLIC HEARING: Valvoline (Clearwater Commons)
1.Conditional Use Permit
2.Site and Building Plan Review
CASE NUMBER: PZC2026-0002
APPLICANT: Valvoline Instant Oil Change Facility
Attn: James Douthit
100 Valvoline Way
Lexington, KY 40509
OWNER: Clearwater Commons Lino, LLC
7650 Edinborough Way, #200
Edina, MN 55455
INTRODUCTION
The applicant, Valvoline Instant Oil Change Facility, is proposing to construct a Valvoline Instant
st
Oil Change Facility. The property address is 7104 21 Avenue North.
Tentative Review Schedule:
Complete Application Date:January 14, 2026
60-Day Deadline:March 15, 2026
Environmental Board Meeting:January 28, 2026
Park Board Meeting:N/A
Planning & Zoning Board Meeting:February 11, 2026
City Council Work Session:March 2, 2026
City Council Meeting:March 9, 2026
BACKGROUND
1
The Land Use Application is for the following:
Conditional Use Permit
o Auto repair-major and minor for fast oil change facility
Site & Building Plan Review
This staff report is based on the following submittals:
Site Development Plan prepared by CESO dated January 12, 2026
Color Building Elevations dated January 12, 2026
ANALYSIS
History
The site is legally described as Lot 3, Block 1, Clearwater Commons. In June 2025, the City
approved the preliminary plat for this 3 lot commercial subdivision. The final plat was approved
in September 2025. Site grading, utilities, stormwater management, private street, traffic study,
wetlands, AUAR, etc. were reviewed for all 3 lots. Site and building plan review for Chipotle
was also completed for Lot 1 in conjunction with the preliminary plat.
This land use application is for conditional use permit and site & building plan review
specifically for Lot 3 and the proposed Valvoline facility.
Existing Site Conditions
The lot is 0.64 acres and is an existing agricultural, relatively flat property.
Zoning and Land Use
The site is zoned GB, General Business and is guided commercial per the City’s 2040
Comprehensive Plan. A conditional use permit (CUP) is required for auto repair-major and
minor for a fast oil change facility.
Current Zoning GB, General Business
Existing Land Use Vacant Commercial
Future Land Use per 2040 Comp Plan Commercial
Utility Staging Area 1A=2018-2025
Similar to the Valvoline (Java Lino Lakes), staff recommends the conditional use permit only be
for automobile repair-minor as defined in City Code Section 1007.001(2) Definitions.
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AUTOMOBILE REPAIR-MINOR. An establishment providing goods or services related to
passenger motor vehicles such as car washes; repair businesses limited to minor engine repair,
fluid changing, tire service and muffler repair; and other uses of similar character, but not
including uses defined as a major automobile business or automobile sales.
The conditional use permit findings will be discussed later in this report.
Surrounding Zoning and Land Use
DirectionZoningExisting Land UseFuture Land Use
PUD, Planned Unit Residential Low Density Mixed
North
Development(Watermark)Residential
SouthGB, General BusinessCommercialCommercial
EastGB, General BusinessVacant CommercialCommercial
WestCity of CentervilleCity of CentervilleCity of Centerville
Site and Building Plan Review
The attached Site and Building Plan Review Worksheet was completed to determine zoning
code compliance regarding lot sizes, setbacks, architecture, lighting and off-street parking. In
general, the proposed development is compliant with minor revisions as noted.
Site Plan
The building will be located on Lot 3, Block 1, Clearwater Commons. The lot area is 27,878 sf
(0.64 acres). The site is accessed from the private street along the north of the lot.
Eight (8) parking spaces are required and nine (9) are provided.
Drive-through service facilities are accessory uses. Per City Code Section 1007.132(7):
(c) Drive-through service facilities:
1. At least 120 feet of segregated passenger motor vehicle stacking must be provided for
the single service lane. Where multiple service lanes are provided, the minimum passenger
motor vehicle stacking may be reduced to 60 feet per lane.
Sixty (60) feet of multiple service lane stacking is provided.
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2. The stacking lane and its access must be designed to control traffic in a manner to
protect the buildings and will not interfere with on-site traffic circulation or access to the
required parking space.
Traffic is controlled and will not interfere with on-site traffic circulation or access.
3. No part of the public street or boulevard may be used for stacking of passenger motor
vehicles or motorcycles.
No public street or boulevard are used for stacking.
4. The stacking lane, order board intercom, and window placement shall be designed and
located in such a manner as to minimize glare to adjacent premises, particularly residential
premises, and to maximize maneuverability of vehicles on the site.
The stacking lanes are designed and located to minimize glare to adjacent premises. There are
no nearby residential premises. There are no order board and windows on site. Maneuverability
of vehicles is maximized.
5. The drive-through window and its stacking lanes shall be screened from view of
adjoining residential zoning districts and public street rights-of-way.
There is no drive-through window. There is no adjoining residential zoning districts. Stacking
lanes are screened from Main Street by the building.
6. A lighting and photometric plan will be required that illustrates the drive-through
service lane lighting and shall comply with § 1007.046.
A photometric plan has been submitted; however, revisions are required to determine
compliance.
Architectural Plans and Exterior Building Materials
The building footprint is approximately 1,462 sf and has 2 service bays, office space, and a
restroom.
Exterior materials include EIFS, 2 different colors of brick, and glass. Colors are browns, tans,
and beige. The exterior materials, colors, and percentages are compliant with performance
standards.
The building height is 24ft which is less than that maximum 45 ft allowed.
The trash enclosure is made of split face cmu painted brown and sand to compliment the
building.
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Rooftop mechanical equipment shall be screened by the parapets.
Grading Plan and Stormwater Management
Per the City Engineer Memo dated February 4, 2026:
Stormwater management for the Valvoline site was included with the overall Clearwater
Commons development and consists of collecting stormwater runoff with several catch basins
and conveying it to an underground BMP on the west side of the site through an existing stub.
The proposed site meets these requirements.
Public Utilities
The site will be municipally served by an 8” sanitary sewer main and 8” watermain located
along the private street.
Tree Preservation, Mitigation Standards and Landscaping
Per the January 28, 2026 Environmental Board staff report:
Tree Preservation
A resource inventory was completed for the project showing 10 trees proposed for impacts.
Nine of the trees are poplar and 1 willow that would be considered significant trees.
3 trees are to be removed from this site and are within the basic use area.
Landscaping
Landscaping will be required for each lot as it develops and will be required to meet all city
requirements. Currently trees are being planted along the private street for screening.
Canopy cover standards are required to mitigate the effects of hardscape by establishing tree
canopy cover. The required minimum canopy coverage is 40%. The site is comprised of 11,621
SF of impervious at 40% requires 4,649 SF of coverage. Eight trees are being proposed within
the vehicular hardscape area to prove 4,800 SF.
Foundation landscape zone 6 large shrubs and two large trees are required per 100 LF of
building. The site includes 157 LF, 2 large trees are being proposed along with 10 large shrubs.
One additional large tree should be proposed to meet requirements.
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Open area landscape is required to provide 1 large tree and two large shrubs per 2,500 SF of
open space. Open area on site is 9,410SF/2500=3.76 or 4 large trees and 8 shrubs. They are
proposing to meet the requirements.
Buffer and screening between vehicle hardscape and public right of way. Minimum height
screening of 30” to be provided for Main Street and SR 30E. All planting screens require at a
minimum a double row of plants with triangulated spacing (See illustration). Planting plans shall
include species which are sized to appropriately screen visibility within five years of planting.
Small shrubs shall be planted at a maximum interval of three feet on center; medium shrubs
shall be planted at a maximum interval of four feet on center; and large shrubs shall be planted
at a maximum interval of six feet on center unless; otherwise authorized by the City.
Signage
A separate Sign Permit Application with detailed sign information is required for any permanent
or temporary signage.
Impervious Surface Coverage
The allowed maximum impervious surface coverage per lot in the GB, General Business District
is 75%. The proposed impervious surface is 58%. This requirement is met.
Traffic Study
The traffic study for the three (3) lot Clearwater Commons commercial subdivision details
compliance with City requirements. The proposed Valvoline is consistent with the study.
EQB Environmental Review
The site is within the 2005 I-35E Corridor AUAR environmental review boundary. The AUAR
was updated in July 2025. The AUAR identifies this site as commercial in the land use scenarios.
The proposed Valvoline is consistent with commercial development. No further environmental
assessment is required.
Wetlands
There are no wetlands on site.
Shoreland District
The site is not located in the Shoreland District.
Floodplain
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There is no FEMA floodplain on site.
Additional City and Government Agency Review Comments
Anoka County Highway Department comments are attached.
Police Department reviewed the site and building plan and had no concerns.
Fire Department reviewed the site and building plan and had no concerns.
City Engineer comments are attached.
Environmental Coordinator comments are attached.
Agreements
Stormwater Maintenance Agreement
The stormwater facilities will be privately maintained and a Declaration for Maintenance of
Stormwater Facilities is in place. Both the Rice Creek Watershed District (RCWD) and the City of
Lino Lakes are parties to the Declaration.
Development Agreement
A Development Agreement is not required because this is an existing lot of record, not a
subdivision.
Site Improvement Performance Agreement
A Site Improvement Performance Agreement shall be executed prior to construction.
Comprehensive Plan
The Valvoline project is consistent with the goals and policies of the comprehensive plan
regarding land use, housing, economic development, transportation, local water management
plan, sanitary sewer, water supply and parks, greenway and trails.
Land Use Plan
The Comprehensive Plan guides this property for commercial use. The Valvoline project is
consistent with commercial land use.
Housing Plan
The goals and policies of the Housing Plan are not negatively impacted by the Valvoline project.
Economic Development
7
The Valvoline project supports the City’s economic development plan.
Transportation Plan
Goals of the Transportation Plan are to ensure that street and roads are as safe as possible and
to reduce unnecessary traffic. CSAH 14 (Main Street) is an A-Minor Arterial Connector county
st
road. 21 Avenue North is a minor collector City road. The exiting road system can
accommodate the traffic generated by the Valvoline project.
Local Water Management Plan
The purpose of the water management program is to protect, preserve, and use natural surface
and groundwater storage and retention systems and prevent erosion of soil into surface water
systems. The Clearwater Commons development and Valvoline project will construct
stormwater management BMP’s such as curb, gutter, and stormwater ponds.
Sanitary Sewer Plan
The goal of the sanitary sewer plan is to maintain the city’s residents and businesses with an
affordable and safe sanitary sewer system. The Valvoline project will be served by an affordable
and safe sanitary sewer system.
Water Supply Plan
A goal of the water supply plan is to provide residents and businesses with affordable potable
water that is safe and of high quality for daily consumption and fire demand. The Valvoline
project will be served with a safe and high quality water supply.
Parks, Greenways and Trails
A goal and policy of the parks, greenways and trails plan is to continue to development and
fund recreational activities in the City. The City collected cash in lieu of land dedication with
the Clearwater Commons final plat.
Findings of Fact
Conditional Use Permit and Site & Building Plan Review
The lot is zoned GB, General Business which allows for automobile repair-major and minor with
an approved conditional use permit. The proposed Valvoline fast oil change facility is
considered an automobile repair-minor use.
Per City Code Section 1007.016(3):
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(e) The Planning and Zoning Board shall hold the public hearing and consider possible
adverse effects of the proposed conditional use. Its judgement shall be based upon, but not
limited to, the following factors:
1. The proposed development application has been found to be consistent with the
design standards listed in § 1007.020(4).
See below.
2. Will not involve uses, activities, processes, materials, equipment and conditions of
operation that will be detrimental to any persons, property, or the general welfare because of
excessive production of traffic, noise, smoke, fumes, glare, or odors.
The proposed automobile repair-minor will not involve activities detrimental to any person,
property, or the general welfare.
3. Will not result in the destruction, loss, or damage of a natural, scenic or historic feature
of major importance.
The proposed automobile repair-minor will not result in the destruction of a natural, scenic, or
historic feature of major importance.
Per City Code Section 1007.020:
(4)Performance Standards. Plans which fail to meet the following criteria shall not be
approved.
(a)The proposed development application must be consistent with the policies and
recommendations of the Lino Lakes Comprehensive Plan.
The proposed automobile repair-minor is consistent with commercial land use.
(b)The proposed development application is compatible with present and future
land uses of the area.
The proposed automobile repair-minor is compatible with present and future land uses of the
area.
(c)The proposed development application conforms to performance standards
herein and other applicable City Codes.
The proposed automobile repair-minor conforms to City Code performance standards with
minor revisions as noted.
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(d)Traffic generated by a proposed development application is within the
capabilities of the City when:
1.If the existing level of service (LOS) outside of the proposed development is A or
B, traffic generated by a proposed development will not degrade the level of service more than
one grade.
2.If the existing LOS outside of the proposed development is C, traffic generated by
a proposed development will not degrade the level of service below C.
3.If the existing LOS outside of the proposed development is D, traffic generated
by a proposed development will not degrade the level of service below D.
4.The existing LOS must be D or better for all streets and intersections providing
access to the proposed development. If the existing level of service is E or F, the developer
must provide, as part of the proposed project, improvements needed to ensure a level of
service D or better.
5.Existing roads and intersections providing access to the proposed development
must have the structural capacity to accommodate projected traffic from the proposed
development or the developer will pay to correct any structural deficiencies.
6.The traffic generated from a proposed development shall not require City street
improvements that are inconsistent with the Lino Lakes Capital Improvement Plan. However,
the City may, at its discretion, consider developer-financed improvements to correct any street
deficiencies.
7.The LOS requirements in paragraphs 1. to 4. above do not apply to the I-
35W/Lake Drive or I-35E/Main St. interchanges. At City discretion, interchange impacts must
be evaluated in conjunction with Anoka County and the Minnesota Dept. of Transportation, and
a plan must be prepared to determine improvements needed to resolve deficiencies. This plan
must determine traffic generated by the proposed development project, how this traffic
contributes to the total traffic, and the time frame of the improvements. The plan also must
examine financing options, including project contribution and cost sharing among other
jurisdictions and other properties that contribute to traffic at the interchange.
The traffic study for the three (3) lot Clearwater Commons commercial subdivision details
compliance with City requirements. The proposed automobile repair-minor is consistent with
the study.
The proposed automobile repair-minor meets Level of Service (LOS) requirements and is within
the capabilities of the City. The existing roads and intersections providing access to the proposed
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development have the structural capacity to accommodate projected traffic from the proposed
development.The traffic generated from a proposed development does not require City street
improvements that are inconsistent with the Lino Lakes Capital Improvement Plan.
(e)The proposed development shall be served with adequate and safe water
supply.
The proposed automobile repair-minor will have an adequate and safe water supply.
(f)The proposed development shall be served with an adequate or safe sanitary
sewer system.
The proposed automobile repair-minor will be served with an adequate waste disposal system.
(g)The proposed development shall not result in the premature expenditures of
City funds on capital improvements necessary to accommodate the proposed development.
The proposed automobile repair-minor does not require City funds.
(h)Fire prevention and fighting equipment acceptable to the Board of Fire
Underwriters and City Council shall be readily available when any activity involving the handling
or storage of flammable or explosive materials is carried on.
The proposed automobile repair-minor will have fire prevention and fighting equipment readily
available.
Specific Conditional Use Permit (CUP) Requirements
In addition to the above administrative requirements of a conditional use permit, the following
specific performance standards of City Code Section 1007.132(8) must also be met:
(a)Automobile repair-major and minor provided that:
1. The architectural appearance and functional plan of the building and site shall not be
so dissimilar to the existing buildings or area as to cause impairment in property values or
constitute a blighting influence.
The architectural appearance and functional plan of the building and site are not dissimilar to
the existing and proposed commercial buildings in the area.
2. All repair work shall be conducted within the principal building.
All repair work will be conducted within the principal building.
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3. All painting must be conducted in an approved paint booth. All paint booths and all
other activities of the operation shall thoroughly control the emission of fumes, dust, or other
particulate matter so that the use shall be in compliance with the State of Minnesota Pollution
Control Standards, Minnesota Regulation APC 1-15, as amended.
No painting or paint booths are proposed with the automobile repair-minor.
4. The emission of odor by a use shall be in compliance with and regulated by the State of
Minnesota Pollution Control Standards, Minnesota regulations APC, as amended.
The emission of odor will be in compliance with state regulations.
5. All flammable materials, including liquids and rags, shall conform with the applicable
provisions of the Minnesota Uniform Fire Code.
All flammable materials will conform with Minnesota Uniform Fire Code.
6. All outdoor storage shall be prohibited except the storage of customer vehicles waiting
for repair.
Outdoor storage is prohibited except for the storage of customer vehicles waiting for repair.
RECOMMENDATION
Staff recommends approval of the Valvoline (Clearwater Commons) conditional use permit for
automobile-minor subject to following conditions:
1.The conditional use permit shall only be for automobile repair-minor as defined in City
Code Section 1007.001(2) Definitions.
AUTOMOBILE REPAIR-MINOR. An establishment providing goods or services related to
passenger motor vehicles such as car washes; repair businesses limited to minor engine repair,
fluid changing, tire service and muffler repair; and other uses of similar character, but not
including uses defined as a major automobile business or automobile sales.
2.Automobile repair-major is not allowed without an approved conditional use permit.
3.Customer vehicles waiting for repair shall not be parked on-site longer than 24 hours.
4.A Site Improvement Performance Agreement shall be executed.
5.A Declaration for Maintenance of Stormwater Facilities in favor of RCWD and the City
shall be recorded.
6.Rooftop or ground mounted mechanical equipment shall be screened per City Code
Section 1007.043(2)(d)14.
7.Annual inspections may be conducted by the City to ensure City Code compliance.
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8.A separate sign permit application shall be submitted and approved by the City prior to
any permanent, replacement, or temporary signage installation.
9.Failure to comply with any of the listed conditions may result in revocation of the
conditional use permit.
The following items shall be addressed:
1.All comments from the City Engineer memo dated February 4, 2026.
2.All comments from the Environmental memo dated February 2, 2026.
3.All comments highlighted in red on the Site & Building Plan Review Worksheet.
4.Sheet C-1.0, Site Plan:
a.Parking lot and turnaround along west lot line shall meet 10ft requirement.
b.Include an internal sidewalk connection from Lot 3 to Lot 2.
5.Sheet C-8.0, Photometric Plan:
a.Foot candle measurements exceed City code requirements and shall be revised.
6.ALTA/NSPS Land Title Survey
a.Both sheets of the survey shall be signed and dated.
ATTACHMENTS
1.Site Location & Aerial Map
2.Site Development Plan
3.Color Building Elevations
4.Site and Building Plan Review Worksheet
5.City Engineer Memo dated February 4, 2026
6.Environmental Memo dated February 2, 2026
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Memorandum
To:Katie Larsen, Lino Lakes City Planner
From:Diane Hankee PE, Lino Lakes City Engineer
Date:February 4, 2026
Re:Valvoline (Clearwater Commons)
Site and Building Plan Review
033167-000
WSB reviewed the Civil plans for the Valvoline site in Lino Lakes, MN, received January 27,
st
2026. The site is approximately 0.64 acres and located east of 21 Avenue and north of Main
Street in the Clearwater Commons commercial development. Comments were made on the
following documents:
Valvoline (VIOC) – Civil Plans prepared by CESO, dated January 27, 2026.
The following review comments should be responded to in writing by the applicant. There are
additional redline comments on the plan set that should be responded to as well. Not all redline
comments are in the review memo.
Engineering
General
The Valvoline site project proposes to create an approximate ~1,500 SF oil change facility
which includes the associated parking lot, utilities, and landscaping. The site is located on
Lot 3 Block 1 of the Clearwater Commons commercial development.
Grading
A grading and drainage plan was provided for the site which included paved areas and
curb, as well as the access to the private road to the north.
Comments:
1.Provide EOF elevations, locations and routes for all low points
a.Meet freeboard requirements with building lowest openings
2.See additional redline comments on plan sheets
Stormwater Management
Stormwater management for the Valvoline site was included with the overall Clearwater
Commons development and consists of collecting stormwater runoff with several catch
basins and conveying it to an underground BMP on the west side of the site through an
existing stub. The proposed site meets these requirements.
Ms. Katie Larsen
2/4/2026
Page 2
Water Supply
A proposed 8” DIP CL 52” watermain stub is supplied to the site from the access road per
the Clearwater Commons construction plans. The site proposes extending the water
service south to a hydrant by the building. A 1” domestic service is tapped off of the line
and serves the building.
Comments:
1.We recommend that the City Deputy Director of Public Safety-Fire Division review the
proposed plan for water supply and hydrant coverage.
2.Call out all utility crossings
a.Provide minimum 18" separation between water and sewer
b.Insulate when separation between water and storm sewer is less than 36"
3.See additional redline comments on plan sheets
Sanitary Sewer
A proposed 6” PVC Sanitary Sewer stub is supplied to the site from the access road per
the Clearwater Commons construction plans. The site proposes extending the 6”
sanitary to serve the building
Comments:
1.Sanitary sewer service inverts do not match from the building (901.5) to the sanitary
sewer connection (898.1)
a.Pipe shown much shallower (~906)
b.Update to show service pipe at ~3% slope at ~10’ depth
2.See additional redline comments on plan sheets
Transportation
The Valvoline site proposes an access off of the proposed frontage road installed with
Clearwater Commons.
Refer to the traffic study presented with the Clearwater Commons Preliminary Plat
submittal for specific traffic assumptions.
Comments:
1.We recommend that the City Deputy Director of Public Safety-Fire Division review the
proposed plan for emergency access.
a.Show Lino Lakes Pumper fire truck turning movements for Valvoline site
i.Similar submitted with Clearwater Commons development
Wetlands and Mitigation Plan
The site is not proposing to impact existing wetland.
Valvoline (Clearwater Commons) – Engineering Review
Ms. Katie Larsen
2/4/2026
Page 3
Landscaping
The City’s Environmental Coordinator to review landscaping and provide additional in-
depth comments.
Floodplain
No floodplain impacts are proposed on site.
Drainage and Utility Easements
Existing drainage and utility easements provided with Clearwater Commons
Comments:
1.Existing utility (sanitary and water) easements to remain
2.No additional easements are required
Development Agreement
A Development Agreement will not be required but a Site Performance Agreement will be.
Grading Agreement
Grading agreement not required at this time.
Stormwater Maintenance Agreement
The stormwater facilities will be privately maintained, and a Declaration for Maintenance of
Stormwater Facilities is in place. Both the Rice Creek Watershed District (RCWD) and the
City of Lino Lakes are parties to the Declaration.
Permits Required
1.NPDES General Construction Permit
2.City of Lino Lakes Zoning Permit for construction
3.Rice Creek Watershed District (RCWD) (if necessary)
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.
Valvoline (Clearwater Commons) – Engineering Review
Environmental Memo
To:Katie Larsen, City Planner
From:Tom Hoffman, Environmental CoordinatorTom Hoffman, Environmental Coordinator
Date:February 2, 2026
Re: Environmental Comments – Valvoline CUP
The Environmental Board recommended the following at their January 28, 2026 meeting:
1.Recommend replacing American Yellowwood with a MN native species. Yellowwood
is tolerant and hardy within the zone, however there has been minimal planting and
success of yellowwood in Lino. Native species should be prioritized.
2.An additional tree should be added to the foundation landscape planting. The
1.57X2= 3.2 and would require an additional large tree. Additional shrubs can be
planted in lieu of the tree.
3.Provide a seeding or planting plan for open space not being landscaped. Symbol
should be shown on the landscaping page.
a.Recommend using native plantings or low maintenance turf as a replacement
to traditional turf grass.
4.Add note to BMP Maintenance that street sweeping of all impervious may be
required at the discretion of the City engineer to reduce sediment tracking.
5.Copy of final NPDES permit will be required be issuance of grading permit. All
requirements for the SWPPP shall meet MPCA design standards.
a.Coverage should be added under the Clearwater Commons permit for land
disturbance.
PLANNING & ZONING BOARD
AGENDA ITEM 6B
STAFF ORIGINATOR: Katie Larsen, City Planner
MEETING DATE: February 11, 2026
TOPIC: PUBLIC HEARING: Harvest Grange
1.Rezoning
2.Preliminary Plat
CASE NUMBER: PZC2026-0001
APPLICANT: TCLD Land Holdings, LLC
Attn: Ben Schmidt and Christine Cook
4800 Olson Memorial Highway, Suite 100
Eden Prairie, MN 55344
OWNER: Rehbein Properties
James and Kathleen Nelson
INTRODUCTION
The applicant, Twin Cities Land Holding, LLC, is proposing a residential development in
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the southwest quadrant of CSAH 54 (20 Ave S) and Cedar Street. The development
contains three (3) parcels totaling approximately 25 gross acres and 86 housing units.
Tentative Review Schedule:
Complete Application Date:January 14, 2026
60-Day Deadline:March 15, 2026
Environmental Board Meeting:January 28, 2026
Park Board Meeting:February 4, 2026
Planning & Zoning Board Meeting:February 11, 2026
City Council Work Session:March 2, 2026
March 9, 2026 and
City Council Meeting:
March 23, 2026
1
BACKGROUND
The Land Use Application is for the following:
Rezone property from R, Rural to R2, Two Family Residential and R-3, Medium
Density Residential
Preliminary Plat
This staff report is based on the following submittals:
Applicant Narrative dated January 12, 2026
Harvest Grange Plan Set prepared by Carlson Engineering dated January 2, 2026
Land Use Plan prepared by Carlson Engineering save date January 8, 2026
Net Area Exhibit prepared by Carlson Engineering dated January 7, 2026
Traffic Study prepared by Transportation Collaborative & Consultants, LLC dated
January 5, 2026
Traffic Noise Assessment prepared by David Braslau Associates, Inc. dated
January 6, 2026
Geotechnical Exploration Report prepared by Haugo Technical Services dated
December 16, 2025
Rare Plant Survey Report prepared by Midwest Natural Resources dated July 14,
2025
Stormwater Management Plan prepared by Carlson Engineering dated January 2,
2026
Wetland WCA Joint Application prepared by Kjolhaug Environmental Services
dated January 5, 2026
History
The Board and City Council reviewed a concept plan for this project in May/June 2025.
The project was then referred to as the Nelson Rehbein Property. The concept plan
was for 90 housing units (38 single family lots and 52 townhomes).
Current Proposal
The new development will consist of 31 single-family homes on 60ft wide lots and 55
townhomes for a total of 86 housing units. See the attached applicant’s narrative for a
detailed description of the project.
Land Use
The following table includes land uses, acres and %.
2
Land UseAcres%
Total ROW4.0916.4%
Wetlands1.475.9%
Storm Ponds1.897.6%
Public Open Space5.5022.0%
Private Open Space2.399.6%
Private Open Space Roadway0.110.4%
Total Lot Areas9.5338.2%
TOTAL24.98100.0%
Total open space (wetlands, storm ponds, public/private open space) is approximately
11.25 acres or 45%.
ANALYSIS
Existing Conditions
The site consists of three (3) existing parcels. The 11 acre Nelson parcel contains an
existing house and accessory structures. The 14 acre Rehbein parcels have been used for
agricultural purposes. A 30ft wide powerline easement exists along the west lot line.
Wetlands, private ditch, and floodplain also exist on site.
Surrounding Zoning and Land Use
2040 Future
DirectionZoningCurrent Land Use
Land Use
NorthCity of Centerville IndustrialIndustrial
R-1, Single Family Single family Low Density
South
ResidentialresidentialResidential
EastR, RuralRural Residential Medium Density
WestCity of Centerville AgricultureCity of Centerville
Comprehensive Plan
Land Use
Per the City’s 2040 Comprehensive Plan, the 25 acre site is guided medium density
residential which requires 4.0-6.0 units per net acre.
The site is in Planning District 3. There are no specific planning goals or issues that need
to be addressed for this site.
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Density
The following chart details the density calculations using Met Council’s formula:
Gross Area (acres)24.98
Wetlands & Water Bodies(1.56)
Public Parks & Open Space0.00
Arterial ROW(0.78)
Other (Utility Transmission Easement)(0.63)
Other (Wetland Buffer Area)(1.06)
Other (Floodplain Mitigation)(2.63)
Net Area (acres)18.32
# of Units86
Gross Density (units/acre)3.44
Net Density (units/acre)4.69
The site is guided medium density residential which requires 4.0-6.0 units per net acre.
The proposed development is 4.69 units per net acre, which is consistent with land use
and density requirements.
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 2025, the
’s average annual number of units is 120. This is less than the allowed 230 unit
annual allocation.
The proposed 86 lot development would be consistent with the growth management
strategy.
Current Zoning and Land Use
Current Zoning R, Rural
Current Land Use Agricultural and Rural Residential
Future Land Use per
Medium Density Residential
2040 Comp Plan
Utility Staging Area Stage 1B (2025-2030)
4
Rezoning
The site 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 R2, Two Family Residential for the 60ft wide single family
lots and R-3, Medium Density Residential for the townhomes.
Lot and Setback Requirements
Per City Code Section 1007.112(1), land that is guided medium density residential may
be zoned R-2. The following table analyzes the R-2 requirements for the 60ft wide
single family lots.
R-2
60ft Single Family LotsPreliminary Plat
Requirements
a
Min. Lot Size 7,500 sf6,301 – 14,966 sf
Min. Lot Width
--Interior Lot60 ft60ft
--Corner Lot80 ft80 ft
Min. Lot Depth 125 ft125 -145ft
--Double Frontage135 ftNA
Building Setback (ft)
-From Streets 25 ft25 ft
-Rear Yard
--Principal25 ft25 ft
-Accessory5 ft5 ft
-Side Yard
--Principal10 ft10 ft
--Accessory5 ft10 ft
Buffer Abutting Arterial St 15 ft wideNA
Evaluated w/
Impervious Surface 65%
building permit
5
a
Per City Code Section 1001.098:
(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.
Staff Comments:
1.Lots 10-15, and Lot 23, Block 1 do not meet the minimum lot area requirements.
a.All lots within the development shall meet the minimum lot area
requirements.
Per City Code Section 1007.113(1), land that is guided medium density residential may
be zoned R-3, Medium Density Residential. The following table analyzes the R-3
requirements for the townhomes.
R-3
TownhomesPreliminary Plat
Requirements
Min. Base Lot Size 24,000 sf67,000-210,000sf
Min. Base Lot Width 100 ft192 ft
Min. Unit Width 24 ft26-31 ft
Min. Lot Depth NoneNA
Building Setback (ft)
-From Arterial Streets
40 ft40 ft
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(20 Ave S)
a
-From Local Streets 30 ft25 ft
-Rear Yard
a
--Principal30 ft15 ft
-Accessory5 ftNA
-Side Yard
--Principal10 ft10 ft
--Accessory5 ftNA
From Low Density
35 ft218 ft
Residential
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Buffer From LDR or Landscape buffer
20 ft
Arterial Street provided
a
Setback requirements shall be met.
Building Design Standards and Other Performance Standards
Building and architectural design standard review will be reviewed with each building
permit. City Code Section 1007.043(2) details minimum building type and construction
requirements for single family detached dwellings and townhouses. City Code Section
1007.112(4) details minimum R-2 building requirements. City Code Section 1007.113(4)
details minimum R-3 building requirements. All building design standards and
requirements shall be met.
Subdivision Ordinance
Blocks and Lots
The preliminary plat contains 88 single family residential lots, 55 townhome lots, two (2)
townhome common lots and three (3) outlots. Outlots will contain wetlands, buffers,
stormwater ponds etc.
Lot or OutlotOwnership
88 single family lotsPrivate
55 townhome lotsPrivate
2 townhome common lotsHOA
Outlot AHOA
Outlot BHOA
Outlot CCity
Streets and Alleys
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CSAH 54 (20 Ave S) is an A-Minor Arterial Reliever road. Sixty (60) feet of road right-of-
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way has been dedicated along CSAH 54 from the section line. Street A onto 20 Ave S.
will be a right in/right out only public street. Internal streets have 60ft wide road right-
of-way, are 32ft wide back to back, and have sidewalk on one side. Street D provides
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access to the lot to 6795 20th Avenue S. for future development. Future CSAH 54 (20
Ave S) street improvements may consist of a traffic control or roundabout near Cedar
Street at such time the Street A right-in/right-out intersection may be eliminated.
City Code Section 1007.054 details Private Street requirements. Street C is a private
streets for the townhomes. The street is 26ft back to back. Driveways are a minimum
25ft in length. An HOA shall will maintain the street.
7
Staff Comments:
1.The Heritage Avenue cul de sac cannot exceed 500ft and shall be revised.
2.Street D shall have a temporary cul de sac at the north end.
3.Street A shall be platted as public right-of-way.
4.Private Street C exceeds 150ft and shall provide a turn-around at or near its
terminus.
5.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.
6.Street signs shall be designed and installed in compliance with City General
Specifications and Standard Detail Plates.
7. Signage stating “No Parking - Fire Lane” shall be located along the private street
in locations as approved by the City Fire Inspector.
Easements
Standard drainage and utility easements at least 10 feet wide are provided along all lot
lines.
Staff Comments:
1.Drainage and utility easements shall also be dedicated over the outlots.
Stormwater Management and Erosion and Sediment Control
Per the City Engineer Memo dated February 4, 2026:
Stormwater management for the Harvest Grange site consists of a two sedimentation
basins to provide rate control and water quality treatment. Additional grading is
proposed for borrow material and floodplain fill mitigation. There is a significant amount
of offsite flows from the east and south that will be passed through the site via an
existing ditch system. Existing and proposed discharge rates are summarized below.
Pre- and Post- Development Discharge Rates (cfs)
10-Day
Condition2-Year10-Year100-Year
Snowmelt
Needed if basins
Existing30.6264.80129.01
landlocked
8
Currently Needed if basins
11.8428.7467.10
Proposedlandlocked
Public Utilities
Public 8” watermain, 8” sanitary sewer, and storm sewer utilities will be installed within
the development.
The site is in Sanitary Sewer District 3 (Sub-district 3D). 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).
Per the City Engineer memo, the City’s water system has the pumping capacity to supply
the proposed project. However, due to the City’s limited firm capacity each project is
being evaluated on a case-by-case basis to determine its impact on the system’s peak
day demand. Based on this evaluation the projected use falls within our available firm
capacity.
Yield Plan
A yield plan is not required because a PUD, Planned Unit Development is not being
proposed.
Phasing Plan
Per the narrative, the site is anticipated to be massed graded in one phase.
Traffic Study
A Traffic Study was prepared by Transportation Collaborative & Consultants, LLC dated
January 5, 2026. Per the study,
The development is expected to generate:
o 48 AM peak hour (12 in/36 out)
o 57 PM peak hour (34in/23out)
Total daily trip generation is 644.
The study area included the following intersections:
20th Avenue (CSAH 54) and Cedar Street
20th Avenue (CSAH 54) and Red Oak Lane
20th Avenue (CSAH 54) and Birch Street (CSAH 54)
9
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.
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20 Ave (CSAH 54) Existing LOS2028 Full Build Peak Hour LOS
IntersectionA.M. PeakP.M. PeakA.M. PeakP.M. Peak
Cedar StreetA/BA/BA/BA/B
East AccessNANAA/BA/B
Red Oak LaneA/BA/CA/CA/C
Birch StreetA/CA/CA/CA/C
The proposed Levels of Service do not degrade by more than one (1) LOS; therefore, the
subdivision is not considered premature.
CSAH 54 Corridor Study
Per the May 17, 2024 CSAH 54 Corridor Study prepared by Anoka County, future CSAH
54 road improvements include recommendations for roundabouts at Cedar Street and
Birch Street. The study also identified potential future partial access right in/right out
between Cedar Street and Red Oak Lane. The proposed development is consistent with
the study.
Per Anoka County Highway Department memo dated February 3, 2026, the plat will
introduce one new access point (one access in a temporary roadway easement) onto
CSAH 54. This is acceptable as this right-in /right-out access is to be removed once a
connection to Cedar Street can be made and a roundabout constructed at that location.
Our preferred location for the access point is roughly centered between Cedar Street
and Red Oak Lane, which is where this access is shown. A SB CSAH 54 right turn lane will
be required to be constructed for the proposed right-in / right-out access.
Noise Study
10
A Traffic Noise Assessment was completed by David Braulau Associates, Inc. dated
January 6, 2026.
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.
Seventeen noise receptor sites on buildings with direct exposure to noise from 20th
Avenue have been evaluated and compared with the Minnesota noise standards for
residential land uses. While predicted traffic noise levels exceed the nighttime
residential standard at building facades closest to 20th Avenue, exceptions to the rules
permit the commercial noise standards if a 30 dBA reduction in the exterior-to-interior
sound level can be achieved with appropriate exterior façade design.
Staff Comments:
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1.All townhome units in the two (2) buildings 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
Per Figure 10-2: Neighborhood Service Areas of the 2024 Comprehensive Plan, a future
neighborhood park is programmed to the southwest of this site. Trails are not required
per the park plan. Staff met with the City of Centerville and confirmed that a trail
connection to Dupre Road was not feasible due to the potential wetland impacts and
ditch crossing costs. The City will require cash in lieu of land dedication.
Tree Preservation and Landscaping
Per the January 28, 2026 Environmental Board staff report:
Tree Preservation and Mitigation Standards
The purpose of these standards is to protect valuable trees and stands of vegetation
while not interfering with landowners’ reasonable use and development of property.
The goal is to minimize unnecessary loss of habitat, biodiversity, forest resources, and to
replace removed trees in areas where tree cover is most critical.
11
A tree survey was completed as part of the proposal. 280 trees were inventoried on site,
primarily consisting of ash, maple, and cotton wood. A total of 215 trees are shown for
removal, with a mitigation requirement of 83 trees. The developer is proposing to
replace with 90 trees, meeting the requirements, along with 53 required boulevard
trees (143 total onsite).
Boulevard trees will be planted at a rate of one per lot, with the exception of corner lots
getting a tree on each frontage. Townhomes are required to provide 1 tree per 70 LF of
frontage. 31 lots including 2 corner lots will require 33 trees and 20 trees are required
for the town homes (1,378/70). A total of 53 trees are being proposed as boulevard
trees, meeting requirements.
Open Areas Landscape Standards
The purpose of these standards is to provide general site beautification and high
aesthetic quality with a mix of plant materials in open areas. Open area landscape
standards call for 1 large tree and 2 large shrubs per 2500 sf.
The site has 223,192 sf of proposed open space. This equates to 90 trees being planted
in addition to required boulevard trees.
Buffer and Screen Standards
Screening consisting of 6’ planting is required between residential uses and arterial or
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collector streets (20 Ave S). All planting screens shall require at a minimum a double
row of plants with triangulated spacing.
Canopy Cover
Canopy cover requirements do not apply to single-family residential developments.
Foundation Landscaping
Foundation landscaping standards do not apply to single family residential development
Sod and Ground Cover Standards
All areas not otherwise improved in accordance with the approved site plans shall have
a minimum depth of 4 inches of topsoil and be sodded including boulevard areas. Seed
may be provided in lieu of sod in certain cases, including when the area is adjacent to
natural areas or wetlands.
12
Low maintenance turf should be evaluated throughout the development. Ground
covers should be drought resistant to reduce the need for irrigation use.
EQB Environmental Review
An Environmental Assessment Worksheet is not mandated. The 31 unattached units
and 55 attached units are under the threshold required for a mandatory EAW.
Wetlands
A wetland report was completed by Kjolhaug Environmental Services on January 5,
2026, for the site. Eleven (11) wetlands were delineated onsite totaling 2.64 acres. The
majority of the wetlands onsite are currently being farmed and disturbed annually. The
vegetation is primarily agricultural crop and invasive grasses. Because of the existing
high level of disturbance, minimal wetland vegetation and communities are found
onsite. The wetlands are not within the Wetland Management Corridor. Drainage and
utility easements will be dedicated over the outlots containing the wetlands.
The project is proposing to impact 0.86 acres of wetland. Wetland mitigation banking
will be used to meet RCWD and USACE replacements.
Floodplain
The 2015 FEMA Floodplain Map indicates Zone A flood plain on site. The RCWD
floodplain elevation is 901.18. Floodplain fill (2,764 cy) is being mitigated (16,333 cy) via
the construction of stormwater ponds, borrow areas, and lake on site.
Staff Comments:
1.A FEMA CLOMR and LOMR shall be required.
Additional City and Government Agency Review Comments
Anoka County Highway Department comments are attached.
Centennial ISD#12 did not provide comments.
Police Department reviewed the preliminary plat and had no concerns.
Fire Department reviewed the preliminary plat and had no comments.
City Engineer comments are attached.
Environmental Coordinator comments are attached.
Park Board reviewed on February 4, 2026 and recommended 100% cash in lieu
of land dedication.
Neighborhood Meeting
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The developer hosted a neighborhood meeting on Monday, February 9, 2026. Meeting
minutes shall be provided.
Findings of Fact
Rezoning
The lots will be rezoned from R, Rural to R-2, Two-Family Residential and R-3, Medium
Density Residential.
Per City Code Section 1007.015 (4):
(e) The Planning and Zoning Board shall hold the public hearing and consider possible
adverse effects of the proposed amendment. Its judgement shall be based upon, but not
limited to, the following factors:
1.The proposed action is consistent with the official City Comprehensive Plan.
The rezoning is consistent with the 2040 Comprehensive Plan.
2.The proposed action is or will be compatible with present and future land uses
of the area.
The rezoning is compatible with present and future residential land uses of the area.
3.The proposed action conforms with all performance standards contained
herein.
The Harvest Grange development conforms with all performance standards with minor
revisions as noted.
4.The proposed action can be accommodated with existing public services and
will not overburden the city’s service capacity.
The Harvest Grange development can be accommodated with existing public services
and will not overburden the city’s service capacity
5. Traffic generation by the proposed action is within capabilities of streets serving
the property as described in § 1007.020(4)(d) of this chapter.
Traffic generated by the Harvest Grange development is within the capabilities of the
streets serving the property.
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Preliminary Plat
Per Section 1001.013, Premature Subdivision:
(1) General. Any concept plan, preliminary plat or final plat deemed premature
pursuant to the following criteria shall be denied by the City Council.
(2) Conditions for establishing a premature subdivision. A subdivision may be deemed
premature should any of the following conditions not be met.
(a) Consistency with the Comprehensive Plan. Including any of the following:
1. Land use plan;
2. Transportation plan;
3. Utility (sewer and water) plans;
4. Local water management plan;
5. Capital improvement plan; and
6. Growth management policies, including MUSA allocation criteria.
The Harvest Grange preliminary plat is consistent with the 2040 Comprehensive Plan.
(b) Consistency with infill policies. A proposed urban subdivision shall meet the
city's infill policies:
1. The urban subdivision must be located within the Metropolitan Urban Service
Area (MUSA) or the staged growth area as established by the city's Comprehensive
Plan;
2. The cost of utilities and street extensions must be covered by one or more of
the following:
a. An immediate assessment to the proposed subdivision;
b. One hundred percent of the street and utility costs are privately financed by
the developer;
c. The cost of regional and/or oversized trunk utility lines can be financed with
available city trunk funds; and
d. The cost and timing of the expenditure of city funds are consistent with the
city's capital improvement plan.
3. The cost, operation and maintenance of the utility system are consistent with
the normal costs as projected by the water and sewer rate study; and
4. The developer payments will offset additional costs of utility installation or
future operation and maintenance.
The Harvest Grange preliminary plat is consistent with infill policies. The development is
within the current Utility Staging Area 1A=2018-2025. The cost, operation and
maintenance of the utility system is consistent with the normal costs projected by the
water and sanitary system plans. No future utility costs are proposed.
15
(c) Roads or highways to serve the subdivision. A proposed subdivision shall meet
the following requirements for level of service (LOS), as defined by the Highway
Capacity Manual:
1. If the existing level of service (LOS) outside of the proposed subdivision is A or
B, traffic generated by a proposed subdivision will not degrade the level of service
more than one grade;
2. If the existing LOS outside of the proposed subdivision is C, traffic generated by
a proposed subdivision will not degrade the level of service below C;
3. If the existing LOS outside of the proposed subdivision is D, traffic generated by
a proposed subdivision will not degrade the level of service below D;
4. The existing LOS must be D or better for all streets and intersections providing
access to the subdivision. If the existing level of service is E or F, the subdivision
developer must provide, as part of the proposed project, improvements needed to
ensure a level of service D or better;
5. Existing roads and intersections providing access to the subdivision must have
the structural capacity to accommodate projected traffic from the proposed
subdivision or the developer will pay to correct any structural deficiencies;
6. The traffic generated from a proposed subdivision shall not require city street
improvements that are inconsistent with the Lino Lakes capital improvement plan.
However, the city may, at its discretion, consider developer-financed
improvements to correct any street deficiencies;
7. The LOS requirements in divisions (2)(c)1. to 4. above do not apply to the I-
35W/Lake Drive or I-35E/Main St. interchanges. At city discretion, interchange
impacts must be evaluated in conjunction with Anoka County and the Minnesota
Department of Transportation, and a plan must be prepared to determine
improvements needed to resolve deficiencies. This plan must determine traffic
generated by the subdivision project, how this traffic contributes to the total
traffic, and the time frame of the improvements. The plan also must examine
financing options, including project contribution and cost sharing among other
jurisdictions and other properties that contribute to traffic at the interchange; and
8. The city does not relinquish any rights of local determination.
The Harvest Grange preliminary plat meets the requirements for level of service (LOS).
Existing roads and intersections have capacity to accommodate the proposed
subdivision. The city does not relinquish any rights of local determination.
(d) Water supply. A proposed subdivision shall be deemed to have an adequate
water supply when:
1. The city water system has adequate wells, storage or pipe capacity to serve the
subdivision;
2. The water utility extension is consistent with the Lino Lakes water plan and
offers the opportunity for water main looping to serve the urban subdivision;
3. The extension of water mains will provide adequate water pressure for
personal use and fire protection; and
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4. The rural subdivision can demonstrate that each of the proposed lots can be
provided with a potable water supply.
The Harvest Grange preliminary plat will have an adequate water supply.
(e) Waste disposal systems. A proposed subdivision shall be served with adequate
waste disposal systems when:
1. The urban sewered subdivision is located inside the city's MUSA or is consistent
with the MUSA allocation criteria;
2. The city has sufficient MUSA and pipe capacity to serve the subdivision if
developed to its maximum density;
3. The subdivision will result in a sewer extension consistent with Lino Lakes
sewer plan and capital improvement plan;
4. A rural subdivision can demonstrate that each lot can be served by an
adequate sanitary sewer disposal system; and
5. A rural subdivision with a proposed communal sanitary sewer or water system
has an effective long range management and maintenance program with proper
financing.
The Harvest Grange preliminary plat will be served with an adequate waste disposal
system.
RECOMMENDATION
Staff recommends approval of the Harvest Grange rezoning and preliminary plat with
the following conditions:
1.Outlots A and B shall be owned and maintained by an HOA.
2.Outlot C shall be owned and maintained by the City.
3.HOA documents shall provide language allowing Street C to extend north to
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serve potential future development at6795 20 Avenue.
4.Lots 10-15, and Lot 23, Block 1 do not meet the minimum lot area requirements.
a.All lots within the development shall meet the minimum lot area
requirements.
5.Local street right-of-way setbacks for the townhomes shall meet 30ft.
6.Rear lot line setbacks for the townhomes shall meet 30ft.
7.The Heritage Avenue cul de sac cannot exceed 500ft and shall be revised.
8.Street D shall have a temporary cul de sac at the north end.
9.Street A shall be platted as public right-of-way.
10.Private Street C exceeds 150ft and shall provide a turn-around at or near its
terminus.
11.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
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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.
12.Street signs shall be designed and installed in compliance with City General
Specifications and Standard Detail Plates.
13. Signage stating “No Parking - Fire Lane” shall be located along the private street
in locations as approved by the City Fire Inspector.
14.Drainage and utility easements shall be dedicated over the outlots and
townhome common lots.
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15.All townhome units in the two (2) buildings 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.
16.A FEMA CLOMR is required with the final plat application.
17.A LOMR will be required prior to issuing building permits for impacted lots within
the floodplain.
18.Meeting minutes from the neighborhood shall be provided.
19.The developer shall submit to the City the MPCA SSTA Abandonment Reporting
Form as proof that the private septic system has been properly removed.
20.The developer shall submit to the City the MDH Well and Boring Sealing Record
as proof that the private well has been properly capped.
21.A legal description and exhibit of the rezoning areas shall be submitted.
22.Sheet 3, Preliminary Plat:
a.Under Site Data-Minimum Townhome Setback Data: Revise to
i.Street Right-of-Way Setback
1.Local = 30ft
2.Arterial = 40ft
ii.Rear Lot Line = 30ft
iii.Side Lot Line = 10ft
23.Sheet 1, Land Use Plan:
a.Add a date and revision date.
b.The Legend indicated Lake/Borrow Area but none is shown on the plan.
ATTACHMENTS
1.Site Location & Aerial Map
2.Applicant Narrative dated January 12, 2026
3.Harvest Grange Plan Set prepared by Carlson Engineering dated January 2, 2026
4.Land Use Plan prepared by Carlson Engineering dated January 8, 2026
5.Net Area Exhibit prepared by Carlson Engineering dated January 7, 2026
6.City Engineer Memo dated February 4, 2026
7.Environmental Coordinator Memo dated February 2, 2026
8.Anoka County Comments dated February 3, 2026
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PRELIMINARY PLAT & REZONING SUBMITTAL NARRATIVE
LINO LAKES, MN
JANUARY12, 2026
DEVELOPMENT TEAM
Developer/Contract Buyer:TCLDLand Holdings, LLC
Ben Schmidt, President
ben@TCLandDev.com
(612)-716-3047
Christine Cook, Development Manager
christine@TClandDev.com
(612)710-0685
4800 Olson Memorial Hwy, Suite 100
Golden Valley, MN 55422
Civil Engineer/Surveyor:Carlson Engineering
BrianKrystofiak, Engineer
bkrystofiak@carlson-engineering.com
(763)443-5963
Justin Olson, Engineer
jolson@carlson-engineering.com
(763)280-4367
3890 Pheasant Ridge Drive NE
Blaine, MN 55449
Legal:Mark Radke
MRadke@Felhaber.com
GENERAL DESCRIPTION OF REQUEST:
TCLD Land Holdings, LLC respectfully submits plans for a new residential subdivision located
directly west of 20th Avenue S (CSAH54), between Cedar Street and Red Oak Lane.
Entitlements Requested:
Rezoning: Parcels 26-31-22-11-0008 (Nelson), 26-32-22-11-0005 (Rehbein), and 26-31-
22-11-0009 (Rehbein) from R-Rural to:
o R-2, Two-Family Residential for single-family homes
o R-3, Medium-Density Residential for attached townhomes
Preliminary Plat: Subdivision of 5 to 40 acres
The proposed development will create eighty-six (86) residential lots, supported by full public
infrastructure, including city water and sewer. Mass grading will be performed to prepare the site
for construction, and the design provides a mix of single-family homes and townhomes to meet
the community’s housing needs while maintaining neighborhood compatibility.
This project reflects thoughtful planning and design, balancing density, infrastructure capacity,
and community character to provide a high-quality residential development.
EXISTING SITE INFORMATION/DESRIPTION:
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ADDRESS: 6747 20Avenue (Nelsonparcel), Lino Lakes, MN 55038 / Unassigned (Rehbein
parcels)
CITY/COUNTY: City of Lino Lakes, Anoka County
PARCEL ID NUMBERS: 26-31-22-11-0008 (Nelson); 26-32-22-11-0005 (Rehbein); 26-31-22-
11-0009 (Rehbein)
TOTAL SITE AREA: Approximately (24.98) acres
EXISTING ZONING: R - Rural
PROPOSED ZONING: R2 –Two Family Residential & R3 – Medium Density
EXISTING CONDITIONS:
The site is comprised of three (3) land parcels, including one (1) single-family home located on
the southern portion of the site (the Nelson parcel), a wooded swale running through the central
portion of the property, and agricultural fields occupying the remainder of the site.
The land parcel currently owned by the Nelson family was acquired by Jim Nelson in 1987. Shortly
thereafter, construction of the single-family residence began. Historically, the property had been
vacant agricultural land prior to Mr. Nelson’s purchase. A pole barn was constructed on the
property in 1995, and Mr. Nelson currently resides at the site.
The two (2) remaining parcels are owned by the Rehbein family and were purchased in 2008. No
structures or dwellings have been constructed on either parcel. Both parcels have been
continuously utilized for agricultural purposes, specifically for hay production.
The site is located immediately west of20th Avenue South (County Road 54), is bordered by the
Nadeau Acres residential neighborhood to the south, agricultural fields and floodplain to the west,
and an industrial building, wetland, and floodplain to the north. Its northern and western
boundaries align with the Lino Lakes–Centerville municipal boundary. The current zoning
designation for all three (3) parcels is R – Rural.
LOT SIZES, SETBACKS & DENSITY:
The 2040 Future Land Use Map displays this area as medium density residential that allows for
4.0 to 6.0 units per acre. We are proposing R2 –Two Family Residential for the 60’ single-family
lots, and R3 – Medium Density for the multi-unit townhomes and a private street to meet the
allowed density requirement. Per the net area exhibit, the net density is 4.69 units per net acre.
The Harvest Grange Preliminary Plat displays a total of eighty-six (86)residential lots that consist
of the following:
(31) 60’ Single-Family
(55) Attached Townhome
Below is a summary of the proposed lot standards and setbacks:
Townhome Unit Configuration:
(4) Unit, (5) Unit & (6) Unit Buildings
Townhome Setbacks
Front – 30 feet
Side -Between Townhome Buildings – 20 feet
Side Corner – 25 feet
Townhome Building Pad Types:
Slab on Grade (SOG)
Single Family Setbacks:
Front – 25 feet
Rear – 25 feet
Side Yard – 10 ft Garage, 10 ft Dwelling
Side Corner – 20/25 feet
Single Family Building Pad Types:
Walkouts (WO)
Lookouts (LO)
We believe the proposed development plan is consistent with the City of Lino Lake’sgoals for
these parcels.
SANITARY SEWER AND WATERMAIN:
The proposed development will connect to the existing public sanitary sewer system serving the
Nadeau Acres development to the south. This sanitary stub is directed at an existing lift station
thatwasdesigned and constructed to accommodate the Harvest Grange development. Public
watermain connections will be made at the existing connection to Nadeau Acres, as well as along
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20
Avenue S. to provide a watermain loop.
STREET and SIDEWALKS:
Public street connections are proposed to serve the development, including a connection to the
Nadeau Acres neighborhood via the provided street stub and a connection to 20th Avenue South
(CSAH 54). The connection to 20th Avenue South will include therequired turn-lane and roadway
improvements requested by Anoka County and the City of Lino Lakes.
An interior private drive will be constructed to serve two (2) of the ten (10) multi-unit town homes.
This private drive is proposed to have a future connection to the parcel directly north of the site,
as shown in the Ghost Plat. The length of the private drive will not exceed three hundred (300)
feet. Upon future development of the northern parcel, the private drive is intended to connect and
loop back to a public street. The private drive will be constructed in compliance with the City of
Lino Lakes General Specifications and Standard Details.
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A public ROW easement will be provided for the east-west street that connects to 20 Ave. S.
Sidewalks are proposed along one side of all public streets within the Preliminary Plat, with the
exception of the interior private drive serving two (2) of the townhome buildings. The proposed
sidewalk system will provide pedestrian connectivity to the Nadeau Acres neighborhood to the
south via the extension of Heritage Avenue.
Below is a summary of the proposed roadway widths and linear footage:
Linear Footage:
Total Road Linear Length – Approximately 2,595 L.F
PublicStreets – Approximately1,910 L.F
Private Drives– Approximately 685 L.F
Proposed Right-of-Way (ROW):
Internal ROW – 60’ feet
Private Road – 24’ feet back-to-back
Cul-de-sac ROW – 60’-foot min. radius
TRAFFIC STUDY:
A traffic study was completed by Matt Pacyna, PE, of Transportation Collaborative & Consultants,
LLC on January 5, 2025. The purpose of the study was to evaluate existing traffic conditions within
the study area, analyze anticipated traffic impacts associated with the proposed development, and
determine whether roadway or operational improvements would be necessary to maintain safe and
efficient traffic operations.
The study concludes that all analyzed intersections and roadway approaches are expected to
operate at acceptable Levels of Service during peak-hour conditions with the proposed
development in place. The proposed development and access locations are consistent with the
recommendations of the recently completed CSAH 54 Corridor Study.
The traffic study was prepared in accordance with the requirements of the Lino Lakes City Code
and was coordinated with Anoka County.
TRAFFIC NOISE ASSESSMENT:
A Traffic Noise Assessment was prepared by David Braslau Associates on January 6, 2026, to
evaluate potential traffic noise impacts from CSAH 54 on the proposed Harvest Grange residential
development. The purpose of the assessment was to determine whether the project complies with
the Minnesota State Noise Standards or whether mitigation measures are necessary under
Minnesota State Rules to achieve compliance.
The Stamina traffic noise model was utilized to estimate daytime (PM) and nighttime (AM) sound
levels at assumed receptor locations corresponding to proposed residential building sites on the
property.
As noted in the Executive Summary on page 2 of the assessment, all residential units included in
this assessment can be brought into compliance with state noise standards through the installation
of appropriately rated Sound Transmission Class (STC) windows.
STREETLIGHTS:
The streetlight style will be standard light fixtures offered by the utility provider. Proposed
locations will be provided with final construction plans.
MASS GRADING:
The site is anticipated to be mass graded in one phase, in accordance with the City of Lino Lake’s
specifications and guidelines. The proposed grading will maintain drainage patterns similar to
existing conditions.
RICE CREEK WATERSHED DISTRICT (RCWD):
An application was submitted to the Rice Creek Watershed District (RCWD) on Tuesday, January
5, 2026, for Stormwater Management, Erosion and Sediment Control, Floodplain Alteration, and
Wetland Alteration. An email confirmation was received from RCWD on January 8, 2026,
indicating that the permit application was deemed complete. The application is currently slated for
review on February 25, 2026, RCWD Board Meeting.
STORMWATER MANAGEMENT:
This site will comply with all applicable requirements for the City of Lino Lakes and Rice Creek
Watershed District stormwater management rules. Streets, driveways, sidewalks, the fronts of
houses are all directed towards a water quality feature. All ponding and water quality features have
been designed per city and watershed regulations. Site runoff rates have been reduced for all
modeled rain events.
The City of Lino Lakes will assume ownership of the stormwater quality pond, and structures
within those ponds/basins at full buildout. Ponds will be maintained, owned, and utilized by the
townhome association for their proposed irrigation water reuse system. Drafted Quit Claim deeds
were provided for City consideration and feedback.
FLOODPLAIN MITIGATION:
The floodplain elevation for this site was provided by RCWD. Per the floodplain exhibit, all
floodplain fills will be mitigated for within borrow areas and ponding. The FEMA flood line in
general follows the flood elevation provided by RCWD. The FEMA floodplain will be removed
from lots as feasible with a LOMR-F application. This will occur once grading activities are
completed and elevations can be certified.
Below is the floodplain summary per Rice Creek Watershed District Model and as depicted in the
floodplain Exhibit F1:
Floodplain Summary
North Floodplain Fill = 378 CY
North Floodplain Mitigation = 12,686 CY
West Floodplain Fill = 2,386 CY
West Floodplain Mitigation = 3,647 CY
WETLAND:
Kjolhaug Environmental Services prepared two wetland reports. A Wetland Delineation Report
for the two Rehbein parcels was completed on October 19, 2021. A separate Wetland Delineation
Report for the Nelson parcel was completed on May 13, 2025.
The summary below from the Wetland Buffer Exhibit reflects the combined wetland impacts
associated with all three (3) parcels. The identified impacts are primarily related to proposed street
alignments and roadway connections.
Wetland Summary:
Wetland Fill (WCA): 21,017 SF (0.48 acres)
Wetland Fill (USACE): 16,273 SF (0.37 acres)
Total Wetland Fill: 45,730 SF (1.05 acres)
Required City Wetland Buffer Area: 34,214 SF (0.79 acres)
City Buffer Width: 10’ ft (No Averaging)
Kjolhaug submitted the RPA to the Rice Creek Watershed District (RCWD) and the United States
Army Corps of Engineers (USACE) on January 5, 2026. RCWD distributed the Wetland
Conservation Act (WCA) Notice Application for the Harvest Grange replacement plan on January
8, 2026.
RARE SPECIES SURVEY RESULTS:
A Rare Plant Survey for the proposed Harvest Grange development was prepared by Midwest
Natural Resources, Inc. (MNR) on July 14, 2025. Prior to field investigations, a Rare Plant Survey
Protocol was submitted to the Minnesota DNR Endangered Species Coordinator on May 13, 2025.
Field surveys were conducted on June 3, 2025, following the MN DNR Species Survey Process
and Rare Plant Guidance.
A review of available background data, including the Natural Heritage Information System (NHIS)
database, along with the field survey results, indicates:
No mapped Sites of Biodiversity Significance or mapped Native Plant Communities occur
within the project boundary.
No rare plant features were observed in the immediate vicinity of the property during the
survey.
The NHIS database documents a population of water-willow (Decodon verticillatus)
approximately one mile south of the project site along Amelia Lake. No rare plants were
observed within the project area itself.
The NHIS letter also provided recommended protection measures for water-willow if it occurs in
the pond north of the site.
NATURAL HERITAGE REVIEW:
As part of the Harvest Grange development, the Minnesota Department of Natural Resources (MN
DNR) conducted a Natural Heritage Review (NHIS) on July 24, 2025, to assess potential impacts
to rare species and significant natural features within the project area. Blanding’s turtles were
documented near the proposed development site. In response, a project-specific Blanding Turtle
Avoidance Plan Memorandum was prepared by Kjolhaug on December 30, 2025.
The NHIS letter outlined the following required measures to protect Blanding’s turtles:
Limit erosion and sediment control measures to wildlife-friendly options.
Inspect bare ground within construction areas for turtles before using heavy equipment or
performing ground disturbance.
Provide all contractors with the Blanding’s turtle informational flyer.
Report sightings using the DNR Plant and Animal Observation Form.
Handle turtles only if they are in imminent danger, moving them by hand out of harm’s
way; otherwise, leave them undisturbed. Guidance for safe handling is provided in Helping
Turtles Across the Road.
The project incorporates a comprehensive Blanding Turtle Avoidance Plan consistent with MN
DNR guidance. These measures will be enforced throughout construction to minimize impacts on
Blanding’s turtles and ensure compliance with state environmental regulations.
TREE INVENTORY/SURVEY:
An onsite Tree Preservation Plan was completed, and a tree removal summary and mitigation plan
were prepared in full compliance with the City of Lino Lakes Tree Preservation Administrative
Guideline Policy, pursuant to Section 1008.12, Protection of Trees. Please refer to T-1 – T-4 of
the Tree Preservation Plans for further details.
PARKS:
Park land dedication for a future park is not proposed. Park dedication requirements shall be paid
as a fee.
LANDSCAPING:
A preliminary landscaping plan, together with foundation landscaping plans, has been prepared
and submitted for City review and consideration. The proposed landscaping has been designed in
accordance with the City of Lino Lakes Code of Ordinances pertaining to landscaping, tree
preservation, and tree mitigation requirements.
Based on the applicable ordinance standards and the tree summary calculations identified on Sheet
L1 of L2, the total number of required trees for the development is one hundred forty-three (143).
The preliminary landscaping plan demonstrates compliance with all applicable City of Lino Lakes
requirements, including landscaping, boulevard tree placement, buffering and screening, and tree
preservation and mitigation standards. All required trees are provided within the proposed open
space, boulevard, and mitigation areas. The plan meets or exceeds the minimum requirements
established by the City of Lino Lakes.
WATER REUSE FOR IRRIGATION:
Water reuse is proposed for the (55) attached townhomes to reduce potable water demand, support
sustainable practices, and protect natural resources. Two stormwater basins, “Borrow Area 11,”
will provide water for reuse to meet City of Lino Lakes requirements. Carlson Engineering’s
January 6, 2026, Stormwater Re-Use Memo details irrigation volume, availability, and
sustainability for City consideration. The final irrigation system, including layout and spray
patterns, will be prepared by the selected designer and submitted with the Final Plat.
MONUMENT & MAILBOXES:
The residential development will include an entrance monument that will be owned and maintained
by the Townhome Homeowners Association. The proposed monument will be located on the south
side of Drive A, east of Lot 86 as depicted on the Preliminary Landscaping Plan. The monument
will be situated entirely within the townhome base lot, eliminating the need for an easement or the
creation of an outlot. The monument will be designed in compliance with the City’s Sign
Ordinance (Chapter 1010), and a sign permit will be obtained from the City of Lino Lakes prior to
construction.
Cluster mailbox units (CBUs) will be provided to serve all eighty-six (86) lots. The project team
will coordinate directly with the mailbox vendor to prepare and submit a Growth Packet to the
City of Lino Lakes Post Office for review and approval for mailbox locations. The CBUs will be
owned and maintained by the Homeowners Association.
HOUSING INFORMATION:
The Harvest Grange development is planned to include a total of eighty-six (86) homes,
thoughtfully designed to provide diverse housing options for the community. The project
incorporates two zoning designations: R2 –Two-Family Residential, for the 60-foot single-family
lots, and R3 – Medium Density, for the multi-unit townhomes. This combination allows for two
distinct housing types and architectural styles, offering choices that meet the needs of a wide range
of homebuyers, from growing families to first-time buyers.
Our detailed elevations, floor plans, and renderings showcase quality design, neighborhood
harmony, and architectural character that enhance the surrounding area. Harvest Grange is more
than a neighborhood, it’s a vibrant, welcoming addition to the City’s housing options.
ARCHITECTURAL ELEVATIONS:
The proposed development consists of a mix of single-family detached residences and attached
townhomes designed to provide high-quality residential housing consistent with the surrounding
context. The project is planned across two designated lot sizes and is intended to deliver a cohesive
neighborhood character through coordinated architecture, massing, and materials.
The architectural floor plans, elevations, and color renderings included in this submittal are
representative depictions of the proposed residential products. These materials illustrate the
anticipated building dimensions, massing, and overall design character of the homes. Final
construction documents may include minor refinements while maintaining compliance with
applicable zoning standards and the intent of the approved design.
The project has been designed in accordance with the R2 – Two-Family Residential and R3 –
Medium Density zoning district requirements. Design considerations include minimum building
footprints, required garage areas, maximum building heights, impervious surface limitations, and
exterior material and finish standards.
At this stage, three of the four single-family plans do not meet the minimum required garage area
of 520 square feet. Revisions will be made to adjust the building footprints by extending the garage
depth to meet the required square footage. Similar adjustments will be applied to the townhome
units to ensure full compliance with city standards prior to final plat approval.
Overall, the proposed development seeks to provide well-designed residential units that meet
zoning requirements, support neighborhood character, and offer a cohesive and attractive living
environment.
HOMEOWNER’S ASSOCIATIONS
The Harvest Grange development proposes a mixed residential community consisting of both
townhome and single-family residential lots. The development is intended to provide high-quality
housing while ensuring the adequate and sustainable long-term maintenance of all common and
privately owned areas. The entity referenced in the drafted homeowner documents is anticipated
to ultimately serve as the long-term development entity for the project.
Townhome Lots
The townhome portion of the development will be governed by a Homeowner Association (HOA).
The Townhome HOA will be responsible for long-term maintenance and upkeep of shared
community amenities to preserve their quality and visual appeal. These amenities include the
proposed entrance monument and cluster mailbox units (CBUs). The HOA will also provide yard
and grounds maintenance, operate and maintain the community Re-use irrigation system, maintain
the borrow stormwater ponds that will serve the Re-use system, and upkeep the private street
within the townhome area. Draft Townhome HOA documents have been prepared for review and
consideration by the city.
Single-Family Lots
A homeowner association is not proposed for the single-family lots. Instead, draft single-family
covenants will establish maintenance responsibilities for CBUs and architectural standards without
forming a formal HOA.
The proposed framework ensures that shared and private areas are properly maintained, promotes
long-term neighborhood aesthetics, and supports the overall quality and functionality of the
community.
TIMING/PHASING/STAGING
According to the Lino Lakes 2040 Utility Staging Plan, this area is scheduled to receive utilities
between 2018 and 2025. Our planned development is set to begin in late spring to early summer
2026, which aligns with the projected service timeline. The site is proposed to be constructed in a
single phase for grading and a single phase for streets and utilities.
CONCLUSION
TCLD Land Holdings LLC is pleased to submit this preliminary plat and rezoning application for
the Harvest Grange development. We believe the proposed site plan thoughtfully aligns with the
City of Lino Lakes’ long-term vision and planning objectives, while providing a high-quality
residential community that will enhance the area and benefit current and future residents. We look
forward to collaborating with the City to ensure a development that meets both community and
municipal goals. Accordingly, we respectfully request approval of the Rezoning and Preliminary
Plat, allowing the project to proceed to the Mass Grading and Final Plat stages.
Memorandum
To:Katie Larsen, Lino Lakes City Planner
From:Kris Keller PE, WSB
Diane Hankee PE, Lino Lakes City Engineer
Date:February 4, 2025
Re:Harvest Grange (formerly Nelson-Rehbein) Parcels
Preliminary Plat Review
028815-000
WSB’s review of the Preliminary Plat for the Harvest Grange (formerly Nelson-Rehbein)
development in Lino Lakes, MN, prepared by Carlson Engineering and received January 13,
2026. Our comments were made on the following documents:
Harvest Grange – Preliminary Plat Submittal prepared by Carlson Engineering, dated
January 2, 2026.
The following review comments should be responded to in writing by the applicant.
Engineering
•General
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The Harvest Grange development includes approximately 25 acres west of 20 Avenue
(CSAH 54), between Red Oak Lane and West Cedar Street. The current conceptual project
proposes 31 single family lots and 57 Townhome lots (2 common) (88 lots total) and
associated infrastructure.
•Grading
The Harvest Grange development includes site grading for the 88 lots/units as well as
extensions of Heritage Avenue, and two other local public streets (Streets A and D) and a
private street (Street C) that are yet to be named.
Comments
1. Remove 10’ turf maintenance access route leg connecting to Heritage Avenue
2. Provide additional 10’ turf maintenance access route leg connecting to Street D
3. turf maintenance access routes shall be in minimum 20’ easement
4.Provide grading for a future trail on the West side of 20th Ave (CSAH 54)
5.See additional red line comments on plan sheets
Ms. Katie Larsen
02/04/2026
Page 2
•Stormwater Management
Stormwater management for the Harvest Grange site consists of a two sedimentation
basins to provide rate control and water quality treatment. Additional grading is proposed
for borrow material and floodplain fill mitigation. There is a significant amount of offsite
flows from the east and south that will be passed through the site via an existing ditch
system. Existing and proposed discharge rates are summarized below.
Pre- and Post- Development Discharge Rates (cfs)
Condition2-Year10-Year100-Year10-Day Snowmelt
Needed if basins
Existing30.6264.80129.01
landlocked
Currently Needed if basins
11.8428.7467.10
Proposedlandlocked
Comments
1.More detailed utility design will be required in future submittals to review
constructability and conflicts. More comments may be generated at that time.
2.Show the EOF location and elevation for pond 13P on the grading plan. Ensure
there is sufficient freeboard to the proposed townhomes to the west.
3.Stormwater reuse calculations should include the RCWD-specific reuse
spreadsheet.
4.Confirm no water appropriation permit is needed from the MN DNR due to
potential groundwater withdrawal in basin 11 for irrigation needs.
5.Deconflict storm sewer and proposed trees to the extent practical, overlap of
planting can result in root intrusion long-term, especially where trees are proposed
near structures.
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6.Review impacts of grading to drainage of existing culverts under 20 Avenue
(CSAH 54)
7.Provide a rear yard drainage system to keep site water from draining on to adjacent
private property at the westerly development line.
8.The existing ditch system needs to cleared and cleaned out and regraded with the
project. Please incorporate into the final construction plans according.
•Water Supply
Water supply for the Harvest Grange development will be served by an existing 16-inch
diameter trunk watermain along 20th Avenue (CSAH 54) that will be looped through the site
to an existing 8” diameter watermain within Heritage Avenue. Otherwise, the development
will include a water system with predominately 8- inch diameter ductile iron pipe (DIP) water
main with 1-inch Type K copper services being extended to each lot. An additional water
stub will be extended to the north along Street D for looping and future development.
The development is in the City’s Drinking Water Study Management Area and has
moderate vulnerability and would be subject to those requirements.
Harvest Grange Submittal - Engineering Review
Ms. Katie Larsen
02/04/2026
Page 3
The City’s water system has the pumping capacity to supply the proposed project.
However, due to the City’s limited firm capacity each project is being evaluated on a case-
by-case basis to determine its impact on the system’s peak day demand. Based on this
evaluation the projected use falls within our available firm capacity.
Comments
1.Additional review required for placement of utility services and future plan and
profile sheets
a.Identify potential utility conflicts and proposed solutions
2.Applicant to verify water pressure is adequate for all locations within the
development. All proposed units are required to be on the municipal water supply.
3.See additional red line comments on plan sheets
•Sanitary Sewer
Sanitary sewer collection for the Harvest Grange development will be served by the
existing 8-inch polyvinyl chloride (PVC) sanitary sewer within Heritage Avenue and will be
extended north to serve the site. The site will be served along with 4-inch Schedule 40
PVC service pipe to each lot. An additional sanitary sewer stub will be extended to the
north along Street D.
Comments
1.See additional red line comments on plan sheets
•Transportation
The Harvest Grange property is adjacent to 20th Avenue (CSAH 54) which is A-Minor
Arterial Reliever, Heritage Avenue and Red Oak Lane, which are local roads. The
applicant is showing connections with the right of way to Heritage Avenue in the south
portion of the development and 20th Avenue (CSAH 54) in the east portion as a right-in,
right-out access. In the future when a connection to Cedar Street can be completed, the
right-in, right-out access may be closed per Anoka Co.
A traffic study has been completed for the proposed development. The Level Of Service
analysis of intersection capacity meets the City’s Ordinance. The proposed traffic volume
increase on local roads is well within the capacity of the roadway. The City of Lino Lakes’
Transportation Plan details the importance of neighborhood street connections.
Trails and sidewalks
Additional trails and sidewalks will be required along the interior and connector roads as
directed by the City Planner.
Comments
Harvest Grange Submittal - Engineering Review
Ms. Katie Larsen
02/04/2026
Page 4
1.Traffic study comments are included as a separate PDF. Major comments
include:
th
a.Clarify that no detour was present at the 20 Ave/ Birch St intersection
when counts were collected
b.Clarify letter grades shown in the tables
th
c.Are there other future developments west of 20 Ave that will utilize the
Cedar Street or Red Oak Lane intersections?
d.Provide full intersection analysis results in the Appendix
2.The traffic study meets the requirements outlined in City ordinances and the ten-
year forecast review of 2040. The build (with development traffic) scenario does
not decrease letter grades compared to the no build scenario.
3.Anoka County to verify turn lane requirements at the temporary right-in, right-out.
th
4.Verify intersection sight distance requirements are met at the 20 Avenue and
Street A intersection for eastbound right-turning vehicles.
5.Provide proposed signing and pavement marking on future site plans.
6.Provide a temporary cul de sac at the north end of Street D
a.Include type 3 barriers with future thru street sign
7.Provide street profiles with horizontal and vertical curves that meet 30 MPH
stopping sight distance requirements
•Landscaping
A Landscape Plan for the Harvest Grange development has been submitted and is being
reviewed by staff and the City’s Environmental Coordinator. The Environmental Coordinator
will provide separate additional comments.
Comments
1.Deconflict storm sewer and proposed trees to the extent practical, overlap of
planting can result in root intrusion long-term, especially where trees are proposed
near structures.
•Floodplain
The site includes ~5% Zone A Floodplain. The Base Flood Elevation is currently
shown as 901.18 per RCWD and will need to be approved by FEMA but, typically,
the RCWD elevation is accepted by FEMA. A LOMR will ultimately be required as
well as applicable floodplain mitigation prior to the issuance of building permits for
affected lots. The CLOMR-F application will need to be submitted along with and
part of the final plat approval. The floodplain cut and fill figure indicates a net
increase in floodplain volume, this must be maintained for RCWD and FEMA
floodplain permitting.
•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
Harvest Grange Submittal - Engineering Review
Ms. Katie Larsen
02/04/2026
Page 5
western 60’ feet of CSAH 54 should be dedicated as right of way to Anoka County as well
as an additional trail easement.
Conservation easements will be required over wetlands. Standard side yard drainage and
utility easements and easements over public utilities will be required.
Comments
1.Street A to be public with dedicated right of way
2.Additional drainage and utility easement will be required for utilities outside the
right of way that meet a 1:1 slope with the utility invert and a minimum of 20’ width
3. Note additional lot restrictions due to western 35’ power line easement
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 surface water maintenance for public facilities (Pond 100 and 200) in the Harvest
Grange development will be covered under the City’s Programmatic Stormwater
Management Agreement after the facilities have been installed and accepted by the City.
The surface water maintenance of the ditch and borrow areas will be maintained by the HOA
and a Declaration for Maintenance of Stormwater Facilities will be required. Both the Rice
Creek Watershed District (RCWD) and the City of Lino Lakes shall be parties to the
Declaration.
•Permits Required
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
3.Minnesota Pollution Control Agency Sanitary Sewer Extension Permit
4.Minnesota Department of Health
5.Rice Creek Watershed District Permit
6.Anoka County Right-of-Way Permit
7.FEMA CLOMR and LOMR
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.
Harvest Grange Submittal - Engineering Review
Environmental Memo
To:Katie Larsen, City Planner
From:Tom Hoffman, Environmental CoordinatorTom Hoffman, Environmental Coordinator
Date:February 2, 2026
Re: Environmental Comments – Harvest Grange Preliminary Plat
The Environmental Board recommended the following at their January 28, 2026 meeting:
1.Stormwater management to be reviewed by City Engineer.
a.Use of stormwater for irrigation purposes for the site should be evaluated
and if feasible, required as part of site development. Larger stormwater
ponds constructed for fill should be evaluated for water reuse.
b.Infiltration is not feasible onsite.
2.Final wetland banking mitigation credits shall be submitted to the city with
confirmation of the bank location.
3.Floodplain alterations shall be completed through RCWD and FEMA for any
changes. Any LOMR-F should be completed by the developer to ensure property
owners aren’t required to obtain flood insurance.
a.Floodplain mitigation is being completed onsite and is meeting the
required replacement ratio. Any changes within the floodplain or
mitigation areas shall be submitted to the city and watershed for review.
4.Several green ash trees are shown in the tree inventory as being saved. Based on
the widespread nature of EAB in Lino Lakes, the majority of Ash are infected or
dead.
a. If the ash tree hasn’t been treated for EAB in the past, removal should be
evaluated as part of the project to limit dead trees and maintenance
issues after home construction.
5.Seed mixes should be updated to MNDOT seed mix design numbers for final
plans. Please provide more site-specific mixes for each location.
a.Native weed free seed mixes should be proposed to promote wildlife
habitat and native ecosystems.
6.Low maintenance turf should be evaluated throughout the development.
Ground covers should be drought resistant to reduce the need for irrigation use.
7. Plans show 10’ turf maintenance area. 10’ is not a large enough access area to
provide future maintenance and trucking. Lot 25 block one should show
maintenance access extending into the drainage and utility easement.
a.Turf is acceptable through the yards, but should be native ground cover
along the basin and through outlot A.
b.Lot 38 of the town homes appears to have turf going into the buffer area
along the drainage swale. Additional buffer should be provided where
possible to enhance sediment and pollutant removal.
8.Provide maintenance access to manhole between lots 37 and 38. Between the
retaining wall and drainage swale access for future maintenance looks difficult.
9. EOF’s between the stormwater basins and drainage swale should be stabilized to
prevent future maintenance and erosion concerns.
10.Confirm ownership and maintenance for the drainage swale, understanding is
that the city would maintain pipe crossings conveying public drainage. The rest
of the system would be privately owned.
11.Provide final calculations and plans for the water re-use irrigation system.
a.Include maps of green space to be irrigated.
b.Maintenance and Use agreements will need to be completed for water
re-use.
12.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
13.Tree removal should be completed in the fall or winter to minimize impacts to
migrating or nesting bat populations
Page 2
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PLANNING & ZONING BOARD
AGENDA ITEM 6C
STAFF ORIGINATOR: Michael Grochala, Community Development Director
P & Z MEETING DATE: February 11, 2026
REQUEST:PUBLIC HEARING. Amending Comprehensive Plan to Provide for
Municipal Utility Service to Public Works Building Site
CASE NUMBER:CPA2026-001
APPLICANTS: City of Lino Lakes
OWNERS: City of Lino Lakes
REVIEW SCHEDULE:
Complete Application Date:NA
P & Z Board Meeting:February 11, 2026
City Council Work SessionMarch 2, 2026
City Council Meeting:March 9, 2026
60-Day Review Date:N/A
BACKGROUND
The City is in the process of completing plans and specifications for a new Public Works building
to replace the existing facility at 1189 Main Street. Constructed in 1971, the current buildings are
substandard and no longer meet the operational needs of the City. This capital improvement
project has been under consideration by the City Council for more than 15 years. A site analysis
and needs study was completed in 2017, followed by an alternatives review in 2019. In 2025, the
City retained Oertel Architects to design the new facility and RJM Construction to serve as
construction manager. The design phase is nearing completion, with construction anticipated to
begin in May 2026.
The existing facility is currently served by on-site well and sewage treatment systems. Following
review of site constraints, high ground water table, facility operations and fire protection
requirements, connection to municipal utilities is preferred option for potable water supply and
wastewater disposal. Extension of municipal utilities to the site requires amendment to the
2040 Comprehensive Plan to change the properties Utility Staging Designation from Stage 3 (Post
2040) to Stage 1A (2018- 2025).
1
ANALYSIS
Existing Conditions
The existing public works facility is located on a 28-acre parcel, divided diagonally by a large
wetland and floodplain complex. The property is currently served by onsite septic system and
well. City Hall park is also located on the property. One softball field and the ice hockey rink
will be removed as part of the project. Three new pickleball courts will be added as part of the
improvements to the site.
The City published notice of the public hearing and proposed change in the official newspaper.
Land Use Plan
The site is currently guided public/semi-public in the 2040 Comprehensive Plan. No change is
proposed.
Utility Staging Plan
The property currently lies within the Stage 3 Planned Service Area (Post 2040). The
amendment proposes to change the City’s property to Stage 1A Planned Service Area (2018 –
2025).
Sanitary Sewer
The public works property lies with sanitary sewer subdistrict 2C which is intended to be served
by a future sanitary sewer lift station that pumps effluent to the sanitary sewer trunk line along
Lake Drive (subdistrict 2B), west of the site. The City is proposing to construct a small pump
station that will only service the proposed building. No additional areas of subdistrict 2C will
be served by this line. Projected flows from the Public Works building will likely be rerouted to
a future larger Lift Station serving subdistrict 2C when it develops. The balance of subdistrict
2C is not intended to develop until after 2040.
The limited flows from the public works station are within the available capacity and projected
flows of Sewer District 2.
Water
st
A 12” water main will be extended from either 81 Avenue or Janes Avenue to service the site.
The water main will serve as a future trunk line for service within district 2C and as a possible
distribution line for a future well field near Public Works, identified in the City’s comprehensive
2
plan. The planned water use of approximately 2.4 million gallons a year is within the available
capacity of the existing system and our permitted annual appropriation.
In summary:
1.The 28 acre public works property will be changed from Stage 3 Planned Service Area to
Stage 1A Planned Service Area on the Utility Staging Map.
2.No other properties outside of the existing Stage 1A area will be served by the proposed
extension without an amendment to the City’s Comprehensive Plan.
3.No utility service stubs will be provided to abutting properties outside of the Stage 1A
Urban Service Area.
Consistency with the Comprehensive Plan
The proposed amendments are supported by and consistent with the Sanitary Sewer
(Chapter 8) goals and policies as noted below:
Goal 1c. Provide for the capacity and extension of sanitary sewer to developed areas of
the city currently served by on-site systems.
The proposed amendments are supported by and consistent with the Community Facilities
(Chapter 11) goals and policies as noted below:
Goal 3. Maintain quality public facilities and the full complement of city services to the
residents of Lino Lakes.
Findings of Fact
The following are Findings of Fact for the Comprehensive Plan Amendment:
1.The proposed 2040 Comprehensive Plan amendments are needed to provide municipal
services to the City’s Public Works Building.
2.The proposed staging plan changes are consistent with the policy text for the 2040
Comprehensive Plan.
3.The proposed amendment is consistent with Sanitary Sewer Plan planned infrastructure
improvements and simply allows those improvements to occur earlier.
4.The proposed amendment is consistent with Water Supply Plan planned infrastructure
improvements and simply allows those improvements to occur earlier.
5.The municipal utility service will be limited to the Public Works Building and no other
properties outside of the Stage 1A Planned Service Area will be allowed to connect
without an amendment to the Comprehensive Plan.
6.Municipal utility services are not being provided to any properties outside of the Stage
1A Planned Service Areas and no special assessments are proposed for properties
abutting the proposed extension.
3
Next Steps
1.If the Comprehensive Plan Amendment is approved by the City, it will be submitted to
the Metropolitan Council for review.
RECOMMENDATION
Staff recommends approval of the Public Works Building Comprehensive Plan Amendment.
ATTACHMENTS
1.General Location map
2.Site Constraints Map
3.2040 Future Land Use Map
4.Existing 2040 Utility Staging Plan
5.Proposed 2040 Utility Staging Plan
6.Sewer Subdistrict and Utility Routing Map
4
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PLANNING & ZONING BOARD
AGENDA ITEM 7A
STAFF ORIGINATOR: Michael Grochala, Community Development Director
MEETING DATE: February 11, 2026
TOPIC:Lyngblomsten PUD Amendment #4 Mixed Use Concept
BACKGROUND
The Lyngblomsten Senior Community, located at the intersection of Hodgson Road and County
Road J, received Planned Unit Development (PUD) approval in 2019. The approved plan
included redevelopment of approximately 20 acres to accommodate senior rental townhomes,
senior independent living apartments, assisted living/memory care, and a skilled nursing
facility. Approximately five acres at the corner of Hodgson Road and County Road J were
reserved for future commercial development.
Lyngblomsten recently obtained a PUD amendment modifying the skilled nursing facility from a
twostory, doublewing design to a threestory, singlewing structure. Construction of the
project is currently on hold.
Lyngblomsten is now considering a new proposal for the fiveacre commercial corner. They
intend to seek approvals for a fourstory mixeduse building that would include firstfloor
commercial space with independent living units on the upper floors. This concept would require
an amendment to the existing PUD.
At this time, no formal plans have been submitted. Staff is recommending an initial discussion
with the Board to gather preliminary comments, questions, and concerns regarding the
concept. Representatives from Lyngblomsten and their development team will attend the
meeting to provide a highlevel overview and engage in early dialogue with the Board.
The Economic Development Advisory Committee (EDAC) discussed the concept on February 5,
2026. There was general support the proposal.
PLANNING & ZONING BOARD CONSIDERATION
Discussion only to identify pros and cons and general acceptability of the proposal.
ATTACHMENTS
1.Existing Site Plan
1
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2025
/
10
/
11
PUD AMENDMENT 3
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