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<br /> STAFF REPORT <br />DATE: 6/10/2025 <br /> Workshop <br /> <br />TO: Lake Elmo City Council <br />FROM: Nathan Fuerst, Consulting Planner <br />AGENDA ITEM: Highpointe Crossing - Revised PUD Concept Plan <br />REVIEWED BY: Jason Stopa, Community Development Director <br /> Sophia Jensen, Senior City Planner <br /> Jack Griffin, Senior Engineering Project Manager <br /> <br />CORE STRATEGIES: <br /> <br />☐ Vibrant, inclusive, connected community ☐ Efficient, reliable, innovative services <br />☐ Responsive, transparent, adaptive governance ☐ Balanced Finances now and future <br />☒ Managed Growth ☒ Resilient Infrastructure <br /> <br /> <br />BACKGROUND: <br />Rachel Development (the “Developer”) has re-applied for a concept plan review following findings that <br />the community septic system for the project cannot meet criteria established for such systems. This <br />project first received a preliminary plat approval in September of 2024 following several concept plan <br />reviews by the City’s staff and Council. After the initial approval, the Developer’s consultants conducted <br />further testing and confirmed the site cannot meet required state permitting criteria. The Developer is now <br />reviewing different alternatives for site design in an effort to move some form of the project forward. <br /> <br />There are two different alternatives that the Developer has requested feedback on from the City: <br />1. Connect to the MUSA (Comprehensive Plan Amendment) – Building the previously <br />approved development, but instead of a community septic system, the development <br />would connect to the regional sanitary sewer system. <br />2. Private Septic – Larger lot rural development incorporating private septic systems on lots <br />with a minimum area of 1.5 acres. This would require PUD flexibility and utilizing a <br />zoning district (Rural Single Family) that was discontinued after 2005 in favor of 2.5 acre <br />minimum lot areas in the Rural Estates District. <br /> <br />Once a preferred alternative is identified, the Developer will move forward with an application for a <br />revised preliminary plat approval by the City. <br /> <br />ISSUE BEFORE COUNCIL: <br />Although no development rights are granted at this stage of development review. The City Council is <br />asked to provide feedback on the proposed alternatives for Highpointe Crossing. <br /> <br />PROPOSAL DETAILS/ANALYSIS: <br /> <br />