Frequently Asked Questions
Questions About the Planning Process
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Mapping Northwest Main is Lino Lakes’ planning process for a 980-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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The initial planning process will finish once all scheduled community workshops and meetings have been completed in Spring 2025. At that point, Lino Lakes will move forward with the next phase of the planning process. This will include a more detailed environmental assessment of the study area and the potential impacts of development.
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Screening of the Study Area: Lino Lakes is mapping the land’s topography, wetland boundaries, floodplains, existing roads/trails, and easements. This will provide 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 will be given opportunities to provide early input on development goals and scenarios.
Resident Input: The city will share 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 will use stakeholder feedback to produce development scenarios for the study area.
Community Meetings: Public meetings will give 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 will Lino Lakes approve or reject a specific development plan. Mapping Northwest Main is an effort to identify goals for the area and gather public feedback on development scenarios.
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Attend an upcoming meeting or open workshop, or reach out to us directly.
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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.
Engagement summaries can be found on the Resources page.
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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 intends to complete the AUAR process and adopt a master plan for the NW Main study area before the moratorium expires. If necessary, the City Council could consider a short extension to the moratorium to allow time for the AUAR process to be fully completed and provide time to review the results and define the guidelines for future development.
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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 is being 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 is conducting 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 will be used to set guidelines for development in the Mapping NW Main area and inform local planning and zoning decisions. It will also outline 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 study is complete, Lino Lakes residents will have the opportunity to provide feedback during a 30-day public comment period.
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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 will compare the results of the AUAR and consider the feedback shared by community members. If it is determined that the development guidelines proposed by Scenario 2 pose no additional risks above and beyond those associated with the city’s current Comprehensive Plan guidelines, then an amendment to the Comprehensive Plan to incorporate Scenario 2 will be 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
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During the planning stage of Mapping Northwest Main, we’ve met with the Rice Creek Watershed District to discuss existing water resources and how to protect them.
The second stage of the Mapping Northwest Main project is to complete an Alternative Urban Areawide Review (AUAR). After the master planning process is complete and a preferred planning scenario is selected, the AUAR process will begin. An AUAR is an assessment of the impacts that the selected development scenario may have on environmental resources and public infrastructure services. Topics studied during an AUAR include:
Climate adaption and resilience
Land use
Geology/soils
Water resources
Contamination/hazardous waste
Fish/wildlife/plant communities
Historic properties
Visual
Air
Greenhouse gas emissions
Noise
Transportation
Cumulative potential effects
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The AUAR process also includes a detailed traffic analysis that includes taking traffic counts and analyzes traffic impacts and mitigation needed over the next 20+ years as development occurs in phases. We anticipate sharing a draft of the AUAR and traffic study findings in summer 2025.
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Yes, development can occur on the land that previously was used to grow sod. It is anticipated that future developers would complete a geotechnical report that would provide recommendations for structural and foundation design based on the soil types in the study area.
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Yes, development within the floodplain can occur; however, it must comply with regulations under several different entities, and the more restrictive requirements will be implemented. The City of Lino Lakes is required to administer the Federal Emergency Management Agency (FEMA) program, and the Rice Creek Watershed District (RCWD) handles floodplain management through its permit program.
The Lino Lakes City Code Chapter 1103: Floodplain Management and other applicable regulations address the city’s requirement to comply with regulations. Due to the amount of General Floodplain (Zone A) within the study area, it is anticipated that additional fill (soil) would need to be brought into the site to build above the floodplain elevation, which would result in re-mapping the floodplain and obtaining approval from FEMA for the changes. Additional stormwater ponds/lakes would need to be constructed to route the stormwater and compensate for lost flood storage from filling operations, which would account for approximately 20% of the study area.
RCWD rules require compensatory storage for floodplain fill with limited exceptions, which preserves flood storage volume and is consistent with RCWD’s approach of “do no harm”.
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Wetlands cannot be drained, filled, or altered, per City Code Chapter 1011: Stormwater Management Requirements, unless they follow and are permitted under the most current rules adopted by the Minnesota Board of Water and Soil Resources in the Wetland Conservation Act (WCA). RCWD administers the WCA and collaborates with the city in the approval and adoption of a Comprehensive Wetland Protection and Management Plan. The plan creates a Wetland Management Corridor to best balance competing interests. Wetland replacement must be guided by the following principles in descending order:
1. Avoidance
2. Minimization
3. Mitigation
There will also be a need for a surface water management plan for the entire study area that will incorporate floodplain, wetlands, the existing Public Drainage System (“county ditch”) as regulated locally in adherence to Mn Statute 103E, and a proposed future drainage system that details how they all function together. The surface water management plan must be in line with local, state, and federal requirements, and components of this plan will be reviewed by the following agencies: FEMA, US Army Corps of Engineers, RCWD, Minnesota Pollution Control Agency, Department of Natural Resources, and the city.
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It is likely that any of the development scenarios will require changes to the current ditch system. If needed, changes are allowed and would require coordination with the Rice Creek Watershed District to ensure proper flow is maintained between the systems. As noted above, future stormwater ponds/floodplain mitigation basin locations will likely dictate the new location of the ditch.
The current scenarios being presented for community feedback for the Master Planning effort do account for some re-aligning of the ditches; however, they maintain the current flow from north to south and assume a development buffer around the ditches for Rice Creek Watershed District maintenance to occur.
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There are no significant projected impacts to school districts in the area due to density requirements. We have met with the Forest Lake and Centennial School Districts to discuss the planning process, and both school districts have capacity in their current facilities and plans to accommodate growth in the area.
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New housing developments generally increase the tax base by adding new properties to the tax rolls, which means more property taxes are collected from newly built homes, thereby generating additional revenue for the community. Higher density housing developments can potentially increase the number of taxable properties within a given area.
The cost of new public improvements, like streets and utilities, are paid for by the developer.
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The city has met with both the Centennial and Forest Lake School Districts through this process and district leadership had no concerns about how the development scenarios would affect enrollment, operations or funding.
For city infrastructure, developers will be responsible for costs related to roads or other necessary infrastructure within the development.
