On the agenda: Lino Lakes November 5, 2026, EDAC Meeting — Data Center (Nov 5)

ECONOMIC DEVELOPMENT ADVISORY
COMMITTEE AGENDA
Thursday, November 5, 2026
Broadcast on Cable TV Channel 16
and northmetrotv.com/lino-lakes-stream

ADVISORY COMMITTEE MEETING, 8:00 A.M.
Community Room (not televised)
1.

Call to Order and Roll Call

2.

Approval of Minutes: October 8, 2026 and October 20, 2026

3.

Discussion Items
A.

Town Center Master Plan Draft

B.

City Tour Recap

C.

Project Updates
ADJOURNMENT

Page 1 of 31

CITY OF LINO LAKES
ECONOMIC DEVELOPMENT
ADVISORY COMMITTEE
MINUTES

DATE:
TIME STARTED:
TIME ENDED:
MEMBERS PRESENT:
MEMBERS ABSENT:
STAFF PRESENT:

1.

October 8, 2026
8:01 a.m.
9:16 a.m.
Mark Pfeil, Nathan Vojtech, Chad Wagner, Barbara
White, Suzy Guthmueller, Andrew Cravero
Patrick Kohler, Blakely LaCroix, Sam Bennett
Michael Grochala, Jessica Eller, Marissa Seymour,
Tracy Thoma

CALL TO ORDER
Mr. Vojtech called the Economic Development Advisory Committee meeting to order at
8:01 a.m. on October 8, 2026.

2.

SETTING THE AGENDA: ADDITION OR DELETION OF AGENDA ITEMS

3.

APPROVAL OF MINUTES
Ms. Guthmueller made a motion to approve the August 6, 2026 meeting minutes. Motion
was supported by Mr. Wagner. Motion carried 5 – 0.

4.

DISCUSSION ITEMS
A. TIF Management Plan for TIF Districts 1-12 and 1-13
Tax increment financing (TIF) is a financing tool that allows cities to use a portion of the
new property tax revenue generated within a designated TIF district to pay eligible project
costs.
Keith Dahl with Ehlers presented at the meeting.
Mr. Wagner had questions for Mr. Dahl regarding tax abatement. Mr. Dahl stated that
there is no restricted use on tax abatement, you do only receive a portion of the funds
you would’ve received if the area was provided with tax increment financing.

DRAFT MINUTES
Page 2 of 31

Economic Development Advisory Committee
October 8, 2026
Page 2

Ms. Guthmueller had questions about who benefits from the tax increment financing. She
had questions about whether this provides property tax relief for residents. Mr. Grochala
stated that it does not directly provide relief for residents in the short term.
Mr. Vojtech asked if Mr. Dahl could generalize whether residents would be for or against
tax increment financing. Mr. Dahl stated that without the TIF district the blighted area
could be left vacant, with the TIF District in place the community could benefit, not only
from new businesses or developments coming in but by providing jobs and funding
infrastructure.
B. Data Centers – Review Current Land Use Regulations
Mr. Grochala provided a brief overview of what data centers are and the concerns
residents may have.
Ms. Guthmueller wondered if this was worth the time currently seeing how fast
technology advances, the issues we are facing currently might not exist by the time a data
center wants to develop in the City.
Mr. Cravero believes that we should consider the infrastructure that could be put in at the
expense of the data center.
C. Project Updates
Mr. Grochala provided project updates to the committee.
5.

ADJOURNMENT
Mr. Cravero made a motion to adjourn the meeting at 9:16 a.m. Motioned seconded by
Mr. Wagner. Motion was carried 6 – 0.
Respectfully submitted,
Marissa Seymour – Community Development Administrative Assistant

DRAFT MINUTES
Page 3 of 31

LINO LAKES SPECIAL JOINT WORK SESSION
CITY COUNCIL, PLANNING & ZONING BOARD AND
ECONOMIC DEVELOPMENT ADVISORY COMMITTEE (EDAC)
MINUTES
DATE:
TIME STARTED:
TIME ENDED:
LOCATION:

October 20, 2026
8:30 AM
11:30 AM
Police Meeting Room and Bus Tour

City Council Members Present
Mayor Rob Rafferty, Councilmembers Chris Lyden, Michael Ruhland, Randy Rennaker and Julia
Nelson
Absent
None
Planning and Zoning Board Members Present
Chair Perry Laden, Board Members Patrick Kohler, Neil Evenson, Suzy Guthmueller, Blakely LaCroix
and Nathan Vojtech
Excused Absent
Board Member Isaac Wipperfurth
Economic Development Advisory Committee (EDA) Members Present
Chair Nathan Vojtech, Committee Members Patrick Kohler, Suzy Guthmueller, Blakely LaCroix,
Mark Pfeil, Barbara White and Sam Bennett
Excused Absent
Committee Members Andrew Cravero and Chad Wagner
1. CALL TO ORDER
Mayor Rafferty and the Board/Committee Chairs called the meeting to order at 8:30 a.m.
2. SETTING THE AGENDA
The agenda was adopted as presented.

Page 1 of 2

Page 4 of 31

3. TOUR
To prepare for the upcoming 2050 Comprehensive Plan update, the tour highlighted future projects,
ongoing and completed initiatives and key developments as well as provide insight into the future
of Lino Lakes.
4. REIVEW OF TOUR
Meeting conclusion and review of the tour.
ADJOURNMENT
Mayor Rafferty and the Board/Committee Chairs the adjourned the meeting at 11:30 a.m.
These minutes were approved at the Economic Development Advisory Committee Meeting on
November 5, 2026.
______________________________
Roberta Colotti, CMC
City Clerk

______________________________
Rob Rafferty,
Mayor

Page 2 of 2

Page 5 of 31

ECONOMIC DEVELOPMENT ADVISORY COMMITTEE
AGENDA ITEM 3A
STAFF ORIGINATOR:

Michael Grochala, Community Development Director

MEETING DATE:

November 5, 2026

TOPIC:

Town Center Master Plan Draft

BACKGROUND
Over the past year staff has been working with the City Council, EDAC, Planning and Zoning
Board and the design team to evaluate and revise the Town Center Master Plan. In January of
2026 a visioning session was held, facilitated by Tushie Montgomery Architects, Measure
Group, and Maxfield Research. The report and summary of the session is attached, including
the individual master plans prepared in the small group activity.
This information along with the detailed market study information was used to merge both the
council/board input and market conditions to form a more unified vision for the site. The area
projects as a mixed-use development that allows for housing, retail and entertainment related
uses on both sides of Lake Drive. The draft site concept plan 1 can be summarized as follows:
Site Plan 1
Use
Retail
Destination Retail
Multi-family
Open
Space/Recreation

West Parcel
30,500 SF
0
209

Central Parcel
20,000
44,000
179

0
0
0

East Parcel

4 acres

.89 acres

64,000 SF plus

The site plan bookends Town Center Parkway with open space/recreation features with a
proposed hockey/skating rink on the west side and expansion of the Rookery on the East Side.
Open Space in the Central section would still be focused on the existing Community Green.
Staff is still working with the team to maximize the Rookery expansion area and parking while
also incorporating and a stronger link from the Rookery to the Community Green.
Both retail and residential uses are general balanced between the West and Center sections.
The West section retail is focused on Town Center Parkway and Lake Drive with multi-family
backed up along the creek/county ditch. The central section shows the sites’ ability to
accommodate a large destination retail venue along with additional retail that could also be
1
Page 6 of 31

modified to allow for additional parking. Multi-family residential is proposed along the north
half of the site.
Site plan 2 shows a slightly different arrangement of uses and building layouts, with the main
notable feature is the inclusion of an enclosed ice rink on west section replacing most of the
retail pads. This rink is shown for purposes of scale and future consideration. Parking would
likely need to be expanded.
The site plans are intended to illustrate what could be accommodated on the sites and how it
could be arranged. It is likely that the layouts would change with any actual development on a
pad by pad basis. Of more importance is the land use designations and whether this would be
acceptable as a development plan for the area.
Pending feedback TMI will be completing a 3D rendering of the plan to provide additional
perspective of the site.
EDAC CONSIDERATION
Staff is requesting input by the EDAC on the overall mix of uses and acceptability of the land use
for the area.
ATTACHMENTS
1. Draft Site Plans 1 & 2
2. Draft Land Use Plan
3. Visioning Session Report and Summary_03092026

2
Page 7 of 31

Development Summary

SITE PLAN KEY
RETAIL / COMMERCIAL
DESTINATION RETAIL

PARCEL R.O.W
PARCEL SIZE:
PARCEL USE:

145,905 SF (3.35 ACRES)
90' PUBLIC RIGHT OF WAY

PARCEL W-1
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

60,080 SF (1.58 ACRES)
RETAIL / F+B
6,000 GSF
6,000 GSF
43 STALLS

PARCEL W-2
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

122,556 SF (2.81 ACRES)
STRIP RETAIL
24,500 GSF
24,500 GSF
124 STALLS

PARCEL W-3
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
BLDG 1 PARKING:

162,914 SF (3.74 ACRES)
STACKED MULTIFAMILY (209 UNITS)
55,000 GSF
220,000 GSF (209 UNITS)
157 GARAGE + 130 LOT = 287 TOTAL

PARCEL W-4
PARCEL SIZE:
PARCEL USE:
PARKING:

177,846 SF (4.08 ACRES)
GREEN SPACE / RECREATION. 1,800 SF WARMING HUT
PARALLEL SPACES

PARCEL C-1
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

113,000 SF (2.59 ACRES)
STACKED MULTIFAMILY (179 UNITS)
49,300 GSF
197,200 GSF
140 GARAGE + 95 LOT = 235 TOTAL

PARCEL C-2
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

49,566 SF (1.14 ACRES)
STRIP RETAIL
12,000 GSF
12,000 GSF
52 STALLS

PARCEL C-3
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

88,496 SF (2.03 ACRES)
DESTINATION RETAIL
44,000 GSF
44,000 GSF
50 STALLS

PARCEL C-4
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

16,861 SF (0.38 ACRES)
STRIP RETAIL
8,000 GSF
8,000 GSF
0 STALLS (SERVICED BY EXISTING STREET PARKING)

RESIDENTIAL
MUNICIPAL

PARCEL E-2

GREEN SPACE / OPEN SPACE

PARCEL E-1

PARCEL C-4

8,000 GSF

65 (REPLACEMENT)

PARCEL C-1

13

SPLASH PAD

91

T)

EPLA
CEM
EN
49 (R

42

EPLA
CEM
EN

PARCEL C-3

6,0
00
GS
F

ROOKERY
EXPANSION
19,500 GSF

T)

MULT
I-FA
MILY
54,00
0/F
L

114 (EXI STING)

41 (R

PARCEL W-1

EXISTING
ROOKERY

WARMING HUT
(1,800 GSF)

SF

7,0
00
G

6,0
00
G

DESTINATION
RETAIL
44,000 GSF

SF

65

PARCEL W-4
59

50' SETBACK
LINE

52

50

107

MU
LT
53,1 I-FAM
95
IL
/ FL Y

12,000 GSF

11,5
00
GS
F

OUTDOOR
ICE RINK

PARCEL C-2

PARCEL W-2
OPTION TO SUBDIVIDE
PARCEL W-2 INTO TWO
SEPARATE PARCELS

PROPOSED
PARKING
REPLACEMENT

PARCEL R.O.W.

SWM

RIGHT IN, RIGHT OUT ACCESS

PARCEL W-3

WEST PARCELS
1 Site Plan - Option 1
SCALE: 1" = 300'-0"

Lino Lakes Masterplan | 10.22.2026

CENTRAL PARCELS

EAST PARCELS

PARCEL E-1
PARCEL SIZE:
335,479 SF (7.70 ACRES)
PARCEL USE:
MUNICIPAL / RECREATION
EXISTING ROOKERY:
44,500 GSF
ROOKERY EXPANSION:
19,500 GSF
TOTAL BUILDING SIZE:
64,000 GSF
EXISTING PARKING
213 STALLS (4.78 STALLS / 1,000 SF)
REPLACEMENT PARKING: REMOVE 86 STALLS, ADD 155 STALLS, 282 STALLS TOTAL (NET +69)
REVISED RATIO:
DEFICIT OF 24 STALLS AS DRAWN
OR RATIO ADJUSTS TO 4.40 STALLS / 1,000 SF
PARCEL E-2
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

113,307 SF (0.83 ACRES)
GREEN SPACE (POSSIBLE FUTURE COMMERCIAL)
N/A
N/A
N/A

Site Plan 1 | P1

TMA

Address | 222xxx

Page 8 of 31

Development Summary

SITE PLAN KEY
RETAIL / COMMERCIAL
DESTINATION RETAIL

PARCEL R.O.W
PARCEL SIZE:
PARCEL USE:

145,905 SF (3.35 ACRES)
90' PUBLIC RIGHT OF WAY

PARCEL W-1
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

60,080 SF (1.58 ACRES)
RETAIL / F+B
6,000 GSF
6,000 GSF
42 STALLS

PARCEL W-2
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

122,556 SF (2.81 ACRES)
STRIP RETAIL
21,000 GSF
21,000 GSF
124 STALLS

PARCEL W-3
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
BLDG 1 PARKING:

162,914 SF (3.74 ACRES)
STACKED MULTIFAMILY (209 UNITS)
55,000 GSF
220,000 GSF (209 UNITS)
157 GARAGE + 130 LOT = 287 TOTAL

PARCEL W-4
PARCEL SIZE:
PARCEL USE:
PARKING:

177,846 SF (4.08 ACRES)
GREEN SPACE / RECREATION. 1,800 SF WARMING HUT
PARALLEL SPACES

PARCEL C-1
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

77,034 SF (1.77 ACRES)
DESTINATION RETAIL
35,700 GSF
35,700 GSF
53 STALLS

PARCEL C-2
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

113,307 SF (2.60 ACRES)
STACKED MULTIFAMILY (119 UNITS)
32,900 GSF
131,600 GSF
94 GARAGE + 44 LOT = 138 TOTAL

PARCEL C-3
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

63,648 SF (1.46 ACRES)
STRIP RETAIL
16,000 GSF
16,000 GSF
57 STALLS

PARCEL C-4
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

16,861 SF (0.38 ACRES)
STRIP RETAIL
8,000 GSF
8,000 GSF
0 STALLS (SERVICED BY EXISTING STREET PARKING)

RESIDENTIAL
MUNICIPAL

PARCEL E-2

GREEN SPACE / OPEN SPACE

PARCEL E-1

PARCEL C-4

8,000 GSF

65 (REPLACEMENT)

PARCEL C-1

SPLASH PAD

WARMING HUT
(1,800 GSF)

ROOKERY
EXPANSION
19,500 GSF

114 (EXI STING)

EXISTING
ROOKERY

8,0
00
G

SF

44

T)

T)

53

EPLA
CEM
EN

EPLA
CEM
EN

42

41 (R

DESTINATION
RETAIL
35,700 GSF

PARCEL C-3

49 (R

6,0
00
GS
F

13

MULT
I-F
32,90 AMILY
0/F
L

PARCEL W-1

OUTDOOR
ICE RINK

57

88

PARCEL W-4

ICE RINK
46,000 GSF

50' SETBACK
LINE

8,000 GSF

PARCEL C-2

95

PARCEL W-2
MU
LT
53,1 I-FAM
95
IL
/ FL Y

PROPOSED
PARKING
REPLACEMENT

PARCEL R.O.W.

SWM
RIGHT IN, RIGHT OUT ACCESS

PARCEL W-3

WEST PARCELS
1 Site Plan - Option 2
SCALE: 1" = 300'-0"

Lino Lakes Masterplan | 10.22.2026

CENTRAL PARCELS

EAST PARCELS

PARCEL E-1
PARCEL SIZE:
335,479 SF (7.70 ACRES)
PARCEL USE:
MUNICIPAL / RECREATION
EXISTING ROOKERY:
44,500 GSF
ROOKERY EXPANSION:
19,500 GSF
TOTAL BUILDING SIZE:
64,000 GSF
EXISTING PARKING
213 STALLS (4.78 STALLS / 1,000 SF)
REPLACEMENT PARKING: REMOVE 86 STALLS, ADD 155 STALLS, 282 STALLS TOTAL (NET +69)
REVISED RATIO:
DEFICIT OF 24 STALLS AS DRAWN
OR RATIO ADJUSTS TO 4.40 STALLS / 1,000 SF
PARCEL E-2
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

113,307 SF (0.83 ACRES)
GREEN SPACE (POSSIBLE FUTURE COMMERCIAL)
N/A
N/A
N/A

Site Plan 2 | P2

TMA

Address | 222xxx

Page 9 of 31

Land Use

SITE PLAN KEY

Development Summary

RETAIL / COMMERCIAL

Commercial

DESTINATION RETAIL

Mixed Use

RESIDENTIAL

Civic

MUNICIPAL

Park

PARCEL E-2

GREEN SPACE / OPEN SPACE

PARCEL E-1

PARCEL C-4

8,000 GSF

65 (REPLACEMENT)

PARCEL C-1

13

SPLASH PAD

91

6,0
00
G

SF

7,0
00
G

DESTINATION
RETAIL
44,000 GSF

SF

EXISTING
ROOKERY

65

50' SETBACK
LINE

107

MU
LT
53,1 I-FAM
95
IL
/ FL Y

12,000 GSF

11,5
00
GS
F

59

PARCEL C-2

PARCEL W-2
OPTION TO SUBDIVIDE
PARCEL W-2 INTO TWO
SEPARATE PARCELS

PROPOSED
PARKING
REPLACEMENT

PARCEL R.O.W.

SWM

RIGHT IN, RIGHT OUT ACCESS

Future Park

WEST PARCELS

122,556 SF (2.81 ACRES)
STRIP RETAIL
24,500 GSF
24,500 GSF
124 STALLS

PARCEL W-3
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
BLDG 1 PARKING:

162,914 SF (3.74 ACRES)
STACKED MULTIFAMILY (209 UNITS)
55,000 GSF
220,000 GSF (209 UNITS)
157 GARAGE + 130 LOT = 287 TOTAL

PARCEL W-4
PARCEL SIZE:
PARCEL USE:
PARKING:

177,846 SF (4.08 ACRES)
GREEN SPACE / RECREATION. 1,800 SF WARMING HUT
PARALLEL SPACES

PARCEL C-1
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

113,000 SF (2.59 ACRES)
STACKED MULTIFAMILY (179 UNITS)
49,300 GSF
197,200 GSF
140 GARAGE + 95 LOT = 235 TOTAL

PARCEL C-2
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

49,566 SF (1.14 ACRES)
STRIP RETAIL
12,000 GSF
12,000 GSF
52 STALLS

PARCEL C-3
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

88,496 SF (2.03 ACRES)
DESTINATION RETAIL
44,000 GSF
44,000 GSF
50 STALLS

PARCEL C-4
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

16,861 SF (0.38 ACRES)
STRIP RETAIL
8,000 GSF
8,000 GSF
0 STALLS (SERVICED BY EXISTING STREET PARKING)

PARCEL W-3

CENTRAL PARCELS

EAST PARCELS

PARCEL E-1
PARCEL SIZE:
335,479 SF (7.70 ACRES)
PARCEL USE:
MUNICIPAL / RECREATION
EXISTING ROOKERY:
44,500 GSF
ROOKERY EXPANSION:
19,500 GSF
TOTAL BUILDING SIZE:
64,000 GSF
EXISTING PARKING
213 STALLS (4.78 STALLS / 1,000 SF)
REPLACEMENT PARKING: REMOVE 86 STALLS, ADD 155 STALLS, 282 STALLS TOTAL (NET +69)
REVISED RATIO:
DEFICIT OF 24 STALLS AS DRAWN
OR RATIO ADJUSTS TO 4.40 STALLS / 1,000 SF
PARCEL E-2
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

1 Site Plan - Option 1
SCALE: 1" = 300'-0"

Lino Lakes Masterplan | 10.22.2026

PARCEL W-2
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

52

50

PARCEL W-4

60,080 SF (1.58 ACRES)
RETAIL / F+B
6,000 GSF
6,000 GSF
43 STALLS

114 (EXI STING)

WARMING HUT
(1,800 GSF)
OUTDOOR
ICE RINK

PARCEL W-1
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

T)

EPLA
CEM
EN
49 (R

42

EPLA
CEM
EN

PARCEL C-3

6,0
00
GS
F

ROOKERY
EXPANSION
19,500 GSF

145,905 SF (3.35 ACRES)
90' PUBLIC RIGHT OF WAY

T)

MULT
I-FA
MILY
54,00
0/F
L

41 (R

PARCEL W-1

PARCEL R.O.W
PARCEL SIZE:
PARCEL USE:

DRAFT

113,307 SF (0.83 ACRES)
GREEN SPACE (POSSIBLE FUTURE COMMERCIAL)
N/A
N/A
N/A

Site Plan 1 | P1

TMA

Address | 222xxx

Page 10 of 31

Development Summary

SITE PLAN KEY
RETAIL / COMMERCIAL
DESTINATION RETAIL

PARCEL R.O.W
PARCEL SIZE:
PARCEL USE:

145,905 SF (3.35 ACRES)
90' PUBLIC RIGHT OF WAY

PARCEL W-1
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

60,080 SF (1.58 ACRES)
RETAIL / F+B
6,000 GSF
6,000 GSF
42 STALLS

PARCEL W-2
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

122,556 SF (2.81 ACRES)
STRIP RETAIL
21,000 GSF
21,000 GSF
124 STALLS

PARCEL W-3
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
BLDG 1 PARKING:

162,914 SF (3.74 ACRES)
STACKED MULTIFAMILY (209 UNITS)
55,000 GSF
220,000 GSF (209 UNITS)
157 GARAGE + 130 LOT = 287 TOTAL

PARCEL W-4
PARCEL SIZE:
PARCEL USE:
PARKING:

177,846 SF (4.08 ACRES)
GREEN SPACE / RECREATION. 1,800 SF WARMING HUT
PARALLEL SPACES

PARCEL C-1
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

77,034 SF (1.77 ACRES)
DESTINATION RETAIL
35,700 GSF
35,700 GSF
53 STALLS

PARCEL C-2
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

113,307 SF (2.60 ACRES)
STACKED MULTIFAMILY (119 UNITS)
32,900 GSF
131,600 GSF
94 GARAGE + 44 LOT = 138 TOTAL

PARCEL C-3
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

63,648 SF (1.46 ACRES)
STRIP RETAIL
16,000 GSF
16,000 GSF
57 STALLS

PARCEL C-4
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

16,861 SF (0.38 ACRES)
STRIP RETAIL
8,000 GSF
8,000 GSF
0 STALLS (SERVICED BY EXISTING STREET PARKING)

RESIDENTIAL
MUNICIPAL

PARCEL E-2

GREEN SPACE / OPEN SPACE

PARCEL E-1

PARCEL C-4

8,000 GSF

65 (REPLACEMENT)

PARCEL C-1

SPLASH PAD

ROOKERY
EXPANSION
19,500 GSF

WARMING HUT
(1,800 GSF)

114 (EXI STING)

EXISTING
ROOKERY

8,0
00
G

SF

44

T)

T)

53

EPLA
CEM
EN

EPLA
CEM
EN

42

41 (R

DESTINATION
RETAIL
35,700 GSF

PARCEL C-3

49 (R

6,0
00
GS
F

13

MULT
I-F
32,90 AMILY
0/F
L

PARCEL W-1

OUTDOOR
ICE RINK

57

88

PARCEL W-4

ICE RINK
46,000 GSF

50' SETBACK
LINE

8,000 GSF

PARCEL C-2

95

PARCEL W-2
MU
LT
53,1 I-FAM
95
IL
/ FL Y

PROPOSED
PARKING
REPLACEMENT

PARCEL R.O.W.

SWM
RIGHT IN, RIGHT OUT ACCESS

PARCEL W-3

WEST PARCELS

CENTRAL PARCELS

PARCEL E-2
PARCEL SIZE:
PARCEL USE:
FOOTPRINT SIZE:
TOTAL BUILDING SIZE:
PARKING:

1 Site Plan - Option 2
SCALE: 1" = 300'-0"

Lino Lakes Masterplan | 10.22.2026

EAST PARCELS

PARCEL E-1
PARCEL SIZE:
335,479 SF (7.70 ACRES)
PARCEL USE:
MUNICIPAL / RECREATION
EXISTING ROOKERY:
44,500 GSF
ROOKERY EXPANSION:
19,500 GSF
TOTAL BUILDING SIZE:
64,000 GSF
EXISTING PARKING
213 STALLS (4.78 STALLS / 1,000 SF)
REPLACEMENT PARKING: REMOVE 86 STALLS, ADD 155 STALLS, 282 STALLS TOTAL (NET +69)
REVISED RATIO:
DEFICIT OF 24 STALLS AS DRAWN
OR RATIO ADJUSTS TO 4.40 STALLS / 1,000 SF

DRAFT

113,307 SF (0.83 ACRES)
GREEN SPACE (POSSIBLE FUTURE COMMERCIAL)
N/A
N/A
N/A

Site Plan 2 | P2

TMA

Address | 222xxx

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TUSHIE MONTGOMERY ARCHITECTS
7645 Lyndale Avenue South, Suite 100
Minneapolis, MN 55423
612.861.9636

LINO LAKES MASTER PLAN VISIONING SESSION

LINO LAKES MASTER PLAN
REPORT
March 09, 2026

REPORT AND SUMMARY OF VISIONING SESSION
Summary:
Tushie Montgomery Architects with Measure Group and Maxfield Research hosted a Masterplan Visioning
session for the city of Lino Lakes on the evening of Wednesday 1/28/26 starting at 6pm and concluding at
9pm.
In attendance were members of the consulting groups listed above, City Council, the Mayor and
members of City Staff.
Ned Dodington with Tushie Montgomery led the session which was conducted mainly through a
projected presentation, with interactive surveys powered by Mentimeter and market introduction from
Mary Bujold of Maxfield Research.
The agenda of the program was to help the city to: 1) Identify factors that may have caused master plans
of the past to stall 2) study present market conditions that can dictate development success and 3)
create a vision for future development that would be both reflective of city goals and financially viable.
1) Reviewing Past Context: What can we learn from the past to help us today and tomorrow?
During the first portion of the session participants were presented with slides of the past master planning
exercises in Lino Lakes originally conducted by Calthorpe and Associates and revised with Hartford
Group’s Legacy at Woods Edge PUD in 2005. Discussion was prompted to the group to opine on why the
previous plan had not yet come to fruition in entirety.
General commentary reflected that a lack of consensus among city officials and a series of missed
opportunities to embrace development may have been the main reasons why development had not
occurred to this point. Additionally, there was recognition that the city’s vision for the site may not align
with market conditions. i.e. what is being sought by city officials may not be what the market can or will
produce on its own.
Retail uses were repeatedly mentioned as being both highly desired by city council and consistently
unable to achieve. Participants mentioned that in the past, regardless of the proposed development, the
city would insist on a retail component, which repeatedly created challenges for developers.
Additionally, at times the city has been divided on its attitude towards multifamily preventing some viable
apartment developments from moving forward.
During the interactive slide presentation common themes arose reflecting these challenges. Participants
reflected main impediments to development were the City’s inability to arrive at a unified consensus
about development; market conditions for commercial sectors that experienced a decline over the past
several years; a lack of marketing or a location that did not match with the type of use being sought and a
sense of being out of sync with the development world.

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Lino Lakes Masterplan Report and Summary
Date 02/08/2026
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These responses reflect that there is a general awareness of the challenges of the sites and the
peculiarities of the city’s role in creating some of those challenges themselves (i.e. imposing use, values
or criteria on the sites that may not be aligned with the market).
When asked then how they might change the dynamics around the development of the sites participant
responses mirrored the stated challenges. Themes that arose here suggested: improving access and
visibility of the sites, creating consensus among city officials, and offering incentives and aligning plans
with market interest.
2) Understanding the current situation: What are the economic conditions today that might influence
future success?
During the second portion of the evening a brief market overview of the Lino Lakes submarket was led by
Maxfield Research, followed by a broad-based national perspective on developer sentiment and capital
markets led by Ned Dodington.
At the local level, demographic trends in Lino Lakes remain on pace with past projections and reflect
both a large percentage of residents under the age of 20 (indicated as a positive sign and large family
presence), while also an accelerating trend of seniors aging in place. Multifamily rental properties
continue to post rent growth with the highest percentage of growth and lowest vacancy in 3BR units. The
retail outlook, on the other hand, remains mixed with most preference given to food and beverage users.
From a national perspective the commercial real estate market - regardless of product type or asset
class - remains challenged. Office, commercial, hospitality and retail remain the most impacted by covid
shocks and post-covid interest rates - which multifamily challenged but positive by comparison.
Increasing costs of materials and labor, along with an increased cost of capital are still creating
headwinds for new commercial construction. The overall increased cost of new construction has led to
an inverted cost/value proposition where the cost to build new product is 10%-15% greater than the
value to sell. Reduced investor appetite then is driving developers who are looking generally to lower cost
construction models and products in higher-growth low-barrier markets e.g. garden style developments
in sunbelt states. Despite that, a lack of new housing supply is creating rent growth which, when
combined with a more long-term investment perspective may overcome current cost and investment
hurdles.
In summary, while the local market might indicate robust demand drivers (low vacancy, increase rents,
and increasing population) the higher costs of construction and financing are continuing to create an
environment where success will depend on public - private partnerships and incentives to succeed.
3) Planning for the Future. What does the future look like?
During the third section of the evening participants are asked to envision the future. Now that past master
plans have been reviewed and market forces assessed, what are the priorities that will guide future
development on site? This session first begins with a series of interactive slides from Mentimeter.
Five questions were asked to ascertain priorities for future development. Several themes emerged during
this process. While multifamily and residential development ranked highly during the first slides, a
general feeling of commercial destination and attraction was a consistent vision for the future.
When asked “10 years from now what does the space look like?” residential development was the most
strongly categorized use, with five stated uses, where-as “Public Activity” and “Food and Entertainment”
were ranked the highest in slides three and four.

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Lino Lakes Masterplan Report and Summary
Date 02/08/2026
Page 3 of 8

When looking more closely at responses for the ranked choices the polarity between public commercialuse and residential use becomes more apparent where “Public Activity” and “Food and Entertainment”
outrank housing and residential development by almost two-to-one.
4) Master Planning Exercise.
The next segment of the evening was devoted to creating master plans in small groups. Participants,
already seated in groups of four, were given an 11x17 version of the masterplan area at a 1:250 scale and
scaled programming blocks printed out, for their use to deploy on the site. Participants could opt to
follow the in-place zoning on the plan or to disregard it according to their collective decisions.
Participants were asked to be mindful of previously discussed content such as encouraging a variety of
uses, immediate context and current economic climate. Each table produced at least one plan. A total of
9 schemes were produced with variations to schemes 3 and 6, for a total of 6 individual plans.
Initial findings are the following:
• All plans included some commercial, residential and destination retail programs.
• 2 Plans (1 and 3) included Hospitality
• 3 plans (1, 5, and 6) included additional green space.
• 2 plans (2 and 4) indicated significant residential development along the western site on hwy 35.
• 2 plans (1 and 3) proposed a majority of residential use on the central square.
• Plan 3 proposed various redevelopment of the existing commercial property on Lake Drive.
5) Identifying Resources:
At the conclusion of the Master planning exercise individuals were brought back to a final Mentimeter
presentation to think about what resources they might need to rely on to manifest their proposals.
Physical attributes that provided value to future plans:
• 6 of 18 responses included the Rookery.
• 3 of 18 included infrastructure, trail and freeway
Financial tools at the city’s disposal were identified most strongly to be offering TIF (4 of 16) and
contributing the land (2 of 16).
The county was the key partner for future engagement (4 of 13 responses), and when asked who else
should we engage a broad range of local partners were identified that included predominately sport
organizations (6 of 12) and breweries (2 of 12).
5) Concluding thoughts:
During the evening the central tensions around retail vs. residential uses, and the misalignment of city
vision to market conditions became evident and often repeated.
When reviewing past plans there was a general awareness that the city’s vision for the site often did not
align with current market conditions. And further, that denying or requiring developers to comply with city
demands had not, up to this point, yielded the intended results.
This tension between market demand and desired outcomes became all the more apparent during the
ranked choice questions where commercial uses and public spaces were consistently ranked higher
than residential uses - despite the anecdotal evidence that few if any retail developments had been
proposed on the sites. However, when participants were given the opportunity to control the deployment

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Lino Lakes Masterplan Report and Summary
Date 02/08/2026
Page 4 of 8

of product types on the sites during the master planning exercise every plan included some amount of
residential use indicating a larger acceptance of housing than perhaps previously stated.
Given the awareness of market forces and an indicated openness to multifamily uses on the the western
side of Lake Drive, it would be reasonable to infer that the city council may be in a position to reevaluate
their priorities for development and engage in more “residentially grounded” plans.
A development scenario with residential uses on the western edge of the site leading the way to
destination retail and/or horizontal mixed use at the center would likely be fruitful for further exploration.

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Lino Lakes Masterplan Report and Summary
Date 02/08/2026
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Exibit 1: MASTER PLANS

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Lino Lakes Masterplan Report and Summary
Date 02/08/2026
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REVIEWING PAST CONTEXT SLIDE 1

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Lino Lakes Masterplan Report and Summary
Date 02/08/2026
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REVIEWING PAST CONTEXT SLIDE 2

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Lino Lakes Masterplan Report and Summary
Date 02/08/2026
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DEFINING PRIORITIES: SLIDE 1

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Lino Lakes Masterplan Report and Summary
Date 02/08/2026
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DEFINING PRIORITIES: SLIDE 1 cont.

DEFINING PRIORITIES: SLIDE 2

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Lino Lakes Masterplan Report and Summary
Date 02/08/2026
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DEFINING PRIORITIES: SLIDE 3

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Lino Lakes Masterplan Report and Summary
Date 02/08/2026
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DEFINING PRIORITIES: SLIDE 4

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Lino Lakes Masterplan Report and Summary
Date 02/08/2026
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DEFINING PRIORITIES: SLIDE 5

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Lino Lakes Masterplan Report and Summary
Date 02/08/2026
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IDENTIFYING RESOURCES: SLIDE 1

IDENTIFYING RESOURCES: SLIDE2

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Lino Lakes Masterplan Report and Summary
Date 02/08/2026
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IDENTIFYING RESOURCES: SLIDE 3

IDENTIFYING RESOURCES: SLIDE 4

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Lino Lakes Masterplan Report and Summary
Date 02/08/2026
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IDENTIFYING RESOURCES: SLIDE 5

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Lino Lakes Masterplan Report and Summary
Date 02/08/2026
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INDIVIDUAL MASTER PLANS

Lino Lakes Plan 1: Green space on western edge and center square.

Lino Lakes Plan 2: Multifamily on western edge and destination retail central.

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Lino Lakes Masterplan Report and Summary
Date 02/08/2026
Page 17 of 8

Lino Lakes Plan 3a: Multifamily central with redevelopment of Lake Drive commercial space.

Lino Lakes Plan 3b: Multifamily central with redevelopment of Lake Drive commercial space.

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Lino Lakes Masterplan Report and Summary
Date 02/08/2026
Page 18 of 8

Lino Lakes Plan 3c: Multifamily central with redevelopment of Lake Drive commercial space.

Lino Lakes Plan 4: Multifamily on the west. Destination retail central.

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Lino Lakes Masterplan Report and Summary
Date 02/08/2026
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Lino Lakes Plan 5: Commercial on the west with horizontal mixed use central.

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Lino Lakes Masterplan Report and Summary
Date 02/08/2026
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Lino Lakes Plan 6a: Commercial on the west with horizontal mixed use central and Multifamily

Lino Lakes Plan 6b: Commercial on the west with horizontal mixed use central and Multifamily

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