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Highpointe Crossing - 2298 Inwood Ave N – Lake Elmo – Preliminary Plat Narrative <br />June 7, 2024 <br />Page 7 <br /> <br />7 <br /> <br />F - Submittal History <br />Before describing our current plan in detail, I wanted to provide some background on how we got to the <br />plan before you. On September 22, 2023, we submitted a concept plan to the City for an Open Space <br />Preserve (OP) neighborhood on the 78 acre Eberhard property. <br />That plan included 42 units (35 plus a 20% bonus). At the time we submitted our initial concept plan we <br />were still working through our due diligence work including wetlands, soils, septic design, and cost <br />analysis etc. We submitted our concept plan early in order to get some initial feedback from City staff <br />and Consultants. <br />Below is that sketch plan. <br /> <br />This plan included 42 half acre lots and assumed that we would qualify for the 20% PUD bonus. <br />Initial Staff Review <br />We received a very thorough staff review from both the Planning and Engineering departments which <br />helped us put together a detailed cost estimate for the project. What we found was that even if the <br />Seller gave us the property, we would not be able to successfully complete an OP neighborhood plan <br />with 42 units. This is likely why the City has not approved a neighborhood using OP zoning since 2006. <br />Our intent with this initial concept plan submittal was to meet or come as close as possible to meeting <br />all of the City codes and rules including but not limited to those in the OP zoning district and PUD <br />overlay.