Frequently Asked Questions
Questions About the Planning Process
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Mapping Northwest Main was Lino Lakes’ planning process for a 962-acre study area surrounding the Main Street corridor in the northwestern area of the city. Mapping Northwest Main will:
Guide development of the area for the future
Define potential development scenarios
Outline development requirements
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Screening of the Study Area: Lino Lakes mapped the land’s topography, wetland boundaries, floodplains, existing roads/trails, and easements. This provided a clear view of the area’s features and limitations related to development.
Stakeholder Engagement: Those who are most likely to be impacted by development in the study area were given opportunities to provide early input on development goals and scenarios.
Resident Input: The city shared information with residents and ask for their input to ensure the community’s needs, values and ideas shape future development.
Creation of Development Scenarios: The city used stakeholder feedback to produce development scenarios for the study area.
Community Meetings: Public meetings gave all Lino Lakes residents and stakeholders the opportunity to observe and participate in the planning process.
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No. At no point in this process did Lino Lakes approve or reject a specific development plan. Mapping Northwest Main was an effort to identify goals for the area and gather public feedback on development scenarios.
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Community feedback was collected at three open house meetings between November 2024 and March 2025 along with online surveys, in person meetings and many discussions with residents and stakeholders. Feedback from residents was used to refine and narrow down the collection of four different development scenarios, presenting fewer and more refined options at each subsequent open house. After the third open house, the preferred scenario – Scenario 2 – was modified further to reflect the priorities expressed by residents, particularly the desire for a variety of housing types, desire to preserve open and green space, and support for the network of new sidewalks and trails. The updated Scenario 2 was then selected to advance through the Alternative Urban Areawide Review (AUAR) process.
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The City’s 2040 Comprehensive Plan recommended a master plan be developed for the Main Street corridor. After the initial development proposals for the Mapping NW Main study area were presented, many residents shared concerns about the potential impacts of development on the environment, traffic, and the community’s identity in the area. In response, the city placed a moratorium on development in the Mapping NW Main area to allow time for a more comprehensive review of the potential impacts of development and amend development guidelines for the area, if necessary.
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The City’s 2040 Comprehensive Plan identifies the intersection of Sunset and Main Street as a key gateway into the community. The plan recognized the need to coordinate planning activities for this large area and recommended that a Master Plan for the Main Street Corridor between Sunset and 4th Avenue be completed.
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Portions of the Main Street corridor are guided as Planned Residential/Commercial, which allows for a mix of residential (80%) and commercial (20%) uses.
This land use provides opportunities for limited neighborhood-scale supportive commercial uses that support adjacent residential areas.
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This location was studied due to increased interest as a potential area for development. When land use applications were first submitted for properties in this area, residents questioned how a development would impact the environment, water and sewer systems, traffic, and community identity. Due to these concerns, the city placed a one-year temporary hold on development in this area to allow time for a thorough and thoughtful planning process and environmental review.
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While the city could purchase the land comprising part of the study area, this would come at a cost to residents. Tax increases to residents or significant budget cuts to essential programs would be required to create the funds necessary to acquire the land.
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The city’s Comprehensive Plan includes a utility staging plan that outlines development in phases. The full build out of this area could take over 30 years. Development speed is dependent on factors such as market conditions and landowners’ willingness to sell.
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Public parks and trails systems are typically constructed as development takes place. Trails along major transportation routes may also be constructed with road improvements. For example, the city is currently planning for trails with the reconstruction of Sunset Avenue by Anoka County.
Questions About the Study Area
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An Alternative Urban Areawide Review (AUAR) is an environmental review that local governments can use to understand how one or several development scenarios will affect the environment of the community. An AUAR evaluates several different topics, including:
Climate Adaption and Resilience
Land Use
Geology/Soils
Water Resources
Contamination/Hazardous Wastes
Fish/Wildlife/Plant Communities
Historic Properties
Visual
Air
Greenhouse Gas Emissions
Noise
Transportation
An AUAR is not intended to rule out or choose any single development scenario – it is merely an evaluation of impacts. The findings from the AUAR will help guide future development and document any approvals, permits, and next steps needed prior to construction occurring.
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The city conducted an AUAR to understand how different development scenarios might affect the environment of our community before any development occurs. The environmental analysis from an AUAR is being used to set guidelines for development in the Mapping NW Main area and inform local planning and zoning decisions. It also outlines necessary mitigation measures to ensure the city’s long-term success as development progresses over the coming decades.
City leaders chose to conduct one in response to concerns raised by community members about development within the Mapping NW Main study area to ensure that potential impacts are more thoroughly understood.
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The AUAR will take several months to complete and is expected to be published in summer 2025. Once the draft study was complete, Lino Lakes residents had the opportunity to provide feedback during a 30-day public comment period.
The AUAR process is planned to be completed prior on August 11, 2025. Consideration of the master plan is anticipated on August 25, 2025.
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The AUAR for the Mapping NW Main study area will analyze two development scenarios:
Scenario 1, the city’s existing 2040 Comprehensive Plan, will be used as a baseline for comparison. Scenario 1 focuses higher-density and commercial development along both sides of Main Street, with lower-density residential development to the north and south. Medium-density housing would bridge the space between the high-density areas and the low-density areas.
Scenario 2 is the result of feedback collected from community members. This scenario centralizes higher- and medium-density housing and commercial development near the Lino Lakes/Blaine border around the Main Street and Sunset Avenue, with low-density prioritized on the eastern side of the study area, backing up to existing Lino Lakes housing.
Both scenarios include new parks, trails, and greenway space to maintain access to natural amenities. Scenarios can be viewed on the Resources page.
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In order to meet the applicability requirements for completing an AUAR under MN Rules 4410.3610, one or more development scenarios must be based on and consistent with the City’s Comprehensive Plan.
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The city compared the results of the AUAR and consider the feedback shared by community members. It was determined that the development guidelines proposed by Scenario 2 pose no additional risks above and beyond those associated with the city’s Comprehensive Plan guidelines, so an amendment to the Comprehensive Plan to incorporate Scenario 2 was considered.
Questions About the Alternative Urban Areawide Review (AUAR)
Questions About Development Guidelines
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Yes, any new development, redevelopment, change in land use, or change in zoning is required to be consistent with the current city’s 2040 Comprehensive Plan and City ordinances that regulate public improvements and land usage.
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Density is the number of dwelling units per acre in a specific area of land.
Four land uses designations with varying density ranges are being explored as part of the planning process. They are:
Low: Generally located to avoid conflict with more intense land use and high traffic volume roadways. Typically, low density is made up of single-family homes with 1.6-3 units per acre.
Medium: Serves as a transition between lower and higher intensity land uses and allows for increased development flexibility in environmentally sensitive areas. Typically, medium density is comprised of smaller lots of single-family homes and townhomes with 4-6 units per acre.
High: Serves as a transition between lower and higher intensity uses such as commercial or high-volume roads and provides development flexibility in environmentally sensitive areas. High density dwellings are townhouses and other multi-family units with 6-8 units per acre.
Planned Residential/Commercial: Provides for a mix of residential, retail, and office uses either within one building, structure or development. Residential development may include higher density housing options at 8-10 units per acre.
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The city establishes the types of residential land use districts and the applicable densities within those districts. The densities provide for many different types of housing to meet the needs of the community. Per Metropolitan Council, Lino Lakes must meet a sewered residential density requirement of 3-5 units per acre. The city also must provide enough land at eight units per acre to accommodate future affordable housing needs.
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The Metropolitan (Met) Council, created by the Minnesota Legislature, is the regional policy-making body, planning agency, and provider of essential services in the seven-county Twin Cities metro area. It was created to plan for the development of the metro area and to coordinate the delivery of certain services that could not be provided effectively by any one city or county. Density requirements are outlined in the Metropolitan Council’s Thrive MSP 2040 plan, a long-range plan for the Twin Cities region created every ten years.
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Under state law, the Metropolitan Council is responsible for developing a comprehensive development guide every ten years for the seven-county area, including Lino Lakes, that covers land use (density), housing, transportation, water resources, parks, and open spaces. Density requirements are outlined in the Metropolitan Council’s Thrive MSP 2040 plan.
State law also requires local governments within the Met Council’s jurisdiction to prepare a comprehensive plan that is in conformance with metropolitan system plans. The Met Council is charged with reviewing the local government plan to ensure compatibility and conformance with the metropolitan system plans.
Met Council may require modification of a plan that does not meet regional requirements, this would include not meeting the density requirements outlined in the Met Council’s development guide. If the City does not modify the plan, they risk the threat of litigation, loss of grant funding, and withholding of sewer permits.
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Portions of the Main Street corridor are guided as Planned Residential/Commercial, which allows for a mix of residential (80%) and commercial (20%) uses.
This land use provides opportunities for limited neighborhood-scale supportive commercial uses that support adjacent residential areas.
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The city’s 2040 Comprehensive Plan is the long-range vision for the community’s future. It provides guidance for elected officials when making land-use decisions, and provides the legal foundation for rules and regulations adopted by the community, such as zoning ordinances and subdivision regulations. It meets the city’s obligations to the Metropolitan Council and under the Metropolitan Land Planning Act to ensure conformity with metropolitan system plans for transit, highways, and airports; wastewater services; and parks and open space.
The Lino Lakes 2040 Comprehensive Plan is an update of the 2030 Comprehensive Plan and was adopted by the city council on November 9, 2020.
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Per the city’s zoning ordinance for multiple-family dwellings, the maximum building height is the greater of three stories or 40 feet.
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Yes. The city currently has building type and construction requirements. The city can set higher building design requirements within reason for new developments.
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The city does not control which properties developers can seek to purchase or who a private owner can sell to. The city’s role is to review development plans to ensure they meet the requirements for planned or established land use. If the plan meets the requirements, it can move forward; if not, it must be adjusted to comply.
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The city doesn’t choose which businesses can operate in Lino Lakes. Instead, it uses zoning regulations to create a framework where business can thrive while also safeguarding the interests of the community and residents. Zoning dictates where certain types of development – like residential, commercial, industrial or mixed-use purpose – can happen. Any new business or development in the study area, must follow the guidelines in the city’s Comprehensive Plan and meet the requirements of the city’s Subdivision and Zoning ordinances in order to be approved.
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Per city code, the definition of public, educational and religious buildings is: “public or semi-public recreational buildings and neighborhood or community centers; limited to nursery, elementary, junior high and senior high schools; and religious institutions such as churches, chapels, temples, mosque, and synagogues.” These buildings are allowed in all of the land uses in the proposed scenarios.
Questions About Development Impacts
To learn more about potential development impacts and the plan for development, review the Approved Lino Lakes Main Street Master Plan and the Final AUAR Document.
