Pine Island PROJECT

A CLOSER LOOK AT THE PINE ISLAND PROJECT

  • With the Final Alternative Urban Areawide Review (AUAR) unanimously adopted on September 16, Ryan will continue working on necessary approvals from the City of Pine Island in the coming weeks. Any development in Pine Island will comply with all local ordinances and permitting requirements.
    • The adopted AUAR establishes a framework for future development, outlining two potential scenarios: Mixed Technology Center/Light Industrial (including light assembly and manufacturing) and Technology Center (including data centers). 
    • While we've seen interest from both user types, long-term plans remain subject to market conditions. There is growing
      momentum from a U.S.-headquartered Fortune 100 company currently evaluating the site for potential technology use (data center and office space) for the initial phases of this multi-phase, multi-year development.
  • Ryan remains committed to providing opportunities for Pine Island residents to learn about the project. Towns across Minnesota are exploring ways to strengthen their local economies through thoughtful development that also provides long-term value to schools and families. Whether this site ultimately supports traditional industrial uses or data centers, or a combination therein, it’s impossible to be overly prescriptive on the final design of a development that is expected to build out gradually over 15-20+ years. 
  • The project diligently followed Minnesota’s well-established AUAR process. As the development continues to advance, we
    remain committed to working in close partnership with the City of Pine Island to attract a strong corporate partner(s) whose
    presence will be of great value to the community. Continued progress on this development will give Pine Island residents the chance to be heard and to help shape the future of their own community.

Building Jobs & Opportunities

Jobs

Hundreds of construction jobs and dozens of local
employment opportunities in long-term roles. These
opportunities will be
advertised locally and
require a wide range of skills.

Economic Impact

Hundred of millions of
dollars of investment,
creating property tax
revenue to support schools, city services, county
services, and amenities.

Infrastructure

Road and utility upgrades will be funded by the
developer and will benefit the surrounding community.

Community Partnership

Long-term partnerships for funding and support of
education, workforce
training, and local programs.

FIRST PHASE HIGHLIGHTS

  • 300+ newly planted trees proposed, paid for by the developer
  • 18.5 acres dedicated to stormwater treatment 
  • Pollinator and native prairie seed mix to be planted across 40 acres, paid for by the developer
  • Green space proposed exceeds City code requirements 
  • 2.5 miles of public water main and 0.5 miles of public sewer main paid for by the developer
  • 1 mile of gravel road upgraded to paved city road paid for by the developer

PRIORITY TOPICS

TRANSPARENCY

Nine (9) public meetings have been held including three (3) public open houses to allow residents to more fully understand the exhaustive development process set forth by law and ask questions of the developer. We will continue this transparency as we pursue further approvals from the City.

WATER

The water required for this proposed development is the lowest water volume required among many land use alternatives including a golf course, irrigated farm, and residential community.

The AUAR estimated water demand at full development is approximately 152,000 gallons per day based on Standard Metropolitan Council Sewer Availability Charge (SAC) calculations.

The Project would connect to the municipal water system and will not require expansion to the City’s water capacity or permit.

ELECTRICITY

Electricity rates will not rise as a result of this development. Any electrical infrastructure needed for this project will be paid by the developer. The project will be served by Xcel Energy and will align with Minnesota’s 100% carbon free by 2040 commitment.

NOISE

The project will meet the State Standard for residential areas (60 dBA during the day and 50 dBA at night). For comparison, the current ambient noise level roughly 2,300 feet from Hwy 52 is 50 dBA. Comparative noise levels at 50dBA include: a quiet refrigerator, library noise, and a quiet conversation.

*Please see the Helpful Resources section below for more specific details.

COMMON QUESTIONS

What is the status of the project?

  • Ryan has been working proactively with the City of Pine Island and other project partners to prepare over 400 acres for
    future development, including completing the AUAR process, hosting three public open houses, and participating in multiple public meetings. These meetings began in March 2025, when the City Council started reviewing the AUAR through a series of sessions, leading up to its official adoption and submission. Several companies have evaluated—and will continue to
    evaluate—the site for potential investment. As is common practice in site selection, these evaluations remain confidential to protect business interests in a highly competitive environment. Entitlements and project evaluations are ongoing, and
    development applications are expected to be submitted by the end of 2025. 
  • Public engagement will continue through the remainder of the entitlement process. Please sign up for updates below to
    receive information as the project progresses.

What is an AUAR?

The Alternative Urban Areawide Review (AUAR) is a well-established planning tool in Minnesota for responsibly planning
multi-phase, market-driven projects. Since 1988, it has been used to analyze large areas of land that may attract a variety of uses over time. Given the size and anticipated duration of the Pine Island development, the AUAR provides a framework to responsibly react to market interest.

What is the proposed water usage?

  • The adopted AUAR is for an estimated water usage amount of 152,000 gallons per day, which is less than a similarly sized residential subdivision.
  • For comparison: An 18-hole golf course uses roughly 312,000–550,000 gallons per day, and 450 acres of irrigated cropland would use around 400,000 gallons per day. The same project area (over 400 acres) would support over 1,000 homes and would use about 274,000 gallons per day.

Will my utilities increase?

Like nearly every other service, utility bills (including electricity) can increase over time. Utility bill increases generally occur when utility companies invest in their infrastructure and service delivery and the cost is spread over all users, not because of a single development project. To protect against that possibility, Xcel Energy filings with the Public Utilities Commission establish consumer safeguards. Infrastructure upgrades for large customers are paid for by the developer to prevent this cost sharing. Locally managed utilities - such as water, sewer, and storm sewer charges - will not increase as a result of this project.

What are the sustainable energy goals?

Xcel Energy will serve the project and will meet the State of Minnesota requirement to be carbon-free by 2040.

What are other environmental and sustainabiiity considerations?

The project will meet, or exceed, all state and local permitting requirements.

What about taxes?

The project will bring additional tax revenue to the City, County, and School District, supporting existing and expanded public services. 

Which local and state government agencies and utilities will be involved in reviewing the project?

  • Minnesota Pollution Control Agency (MPCA)
  • Minnesota Department of Transportation (MNDOT)
  • Minnesota Department of Natural Resources (DNR)
  • Minnesota State Historic Preservation Office (MNSHPO)
  • Minnesota Public Utilities Commission
  • City of Pine Island
  • Pine Island Township
  • Goodhue County
  • Xcel Energy

What is the public approval process?

3/4/2025City CouncilRequest to Approve Environmental Assessment Worksheet Distribution
4/9/2025Open HouseScoping EAW
5/6/2025City CouncilResolution 25-21: Approving AUAR Scoping Document
6/3/2025City CouncilRequest to Approve Draft Alternative Urban Areawide Review (AUAR)
7/8/2025Open HouseAUAR Document
8/19/2025City CouncilResolution 25-34: Approving Final Alternative Urban Areawide Review
9/16/2025City CouncilResolution 25-42: Approving Adoption of Final Alternative Urban Areawide Review
10/8/2025Open HouseGeneral Project Open House
11/10/2025Planning & Zoning WorkshopReview Phase 1 Development Applications
12/9/2025Planning & ZoningPre-Plat, Planned Unit Development (PUD) & Zoning
12/16/2025City Council Pre-Plat, Planned Unit Development (PUD) & Zoning

HELPFUL RESOURCES

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