#16 - Highpointe Crossing Preliminary Plat and OP PUD

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STAFF REPORT DATE: 8/20/24 REGULAR Motion TO: Lake Elmo City Council FROM: Nathan Fuerst, AICP, Consulting Planner AGENDA ITEM: Highpointe Crossing | Preliminary Plat/Open Space Planned Unit Development request by Rachel Development REVIEWED BY: Jason Stopa, Community Development Director BACKGROUND: Rachel Development is requesting Preliminary Plat and Open Space Planned Unit Development (OP-PUD) approval for a 65-unit development on approximately 78 acres of land. The project is to be called Highpointe Crossing and is located west of Inwood Avenue North between the existing Torre Pines and Lake Elmo Heights subdivisions. The developer is requesting flexibility from the Rural Residential zoning regulations to allow for an Open Space development. The City of Lake Elmo has not approved an OP-PUD since 2006. OP-PUD’s provide greater development flexibility for projects, such as increased development density, in return for a minimum of 50% of a project being dedicated for open natural areas which are preserved into perpetuity through conservation easements. This project makes several requests for flexibility beyond what is provided for in the City’s OP-PUD ordinance. Such requests must be approved through a supermajority vote of the City Council. At its regular workshop meeting on December 12, 2023, the City Council reviewed this project and was generally supportive of the request for increased density. With a greater level of detail in the proposed plans, staff have provided an assessment in this report and appended memos about conformance with the City’s requirements and policies. ISSUE BEFORE THE COUNCIL: The Planning Commission should review and make a recommendation to the City Council for the Preliminary Plat, and Preliminary Open Space Planned Unit Development (PUD).