02-18-26 Parks Commission Meeting Packet

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STAFF REPORT DATE: 2/18/2026 Item#: _____ Motion TO: Parks Commission FROM: Sophia Jensen, Senior City Planner AGENDA ITEM: Concept Review – Revised Highpointe Crossing Concept Plan REVIEWED BY: Jason Stopa, Community Development Director Nathan Fuerst, Planning Consultant Bolton and Menk BACKGROUND: In 2023 the Parks Commission reviewed a request from Rachel Development for an open space planned unit development (OP-PUD) concept plan application. The proposal is for 64 single-family homes with a community septic system. The project had private open space with grass trails and rest areas. The Parks Commission voted to recommend acceptance of fee in lieu of land for this concept. Since the project’s approval in fall of 2024, additional testing and due diligence on the soils for the community septic system resulted in a finding that the system would not be viable. The developer has since revised the plans to meet the Residential Estate (RE) zoning district with an 18 unit large rural lot development with independent septic systems. Since the site has had significant revisions, it is required to be re-reviewed by the Parks Commission. The property is roughly 78.24 acres and currently used for agricultural activities. The proposed project would require approval of a PUD and plat. No development rights are granted at this stage. ISSUE BEFORE THE PARKS COMMISSION: The Parks Commission is being asked to review the revised concept to provide feedback on the proposal to meet the Park Land Dedication Requirements. GENERAL INFORMATION: • Property Owner: Caroline M Eberhard Trs • Applicant: Rachel Development • Parcels: 21.029.21.32.0001 • Site Area: 78.24 acres • Land Use Guidance: Rural Single Family (RSF) • Zoning: Open Space Planned Unit Development (OP-PUD) • Surrounding Land Use: The property abuts Inwood Ave and the Lake Elmo Park Reserve to the East, rural residential estate zoning to the North and South, and the City of Oakdale to the West. PARKS PROPOSAL DETAILS/ANALYSIS: To satisfy park dedication requirements for land in a rural residential zoning district the City has three options: 1) Fee in Lieu of Land (~$119,631) the actual fee will be determined once the development moves into the final plat stage, or 2) 5% of the land area (3.9 acres), or 3) A combination of both. Comprehensive Plan – Parks. Chapter 6 Parks, Trails & Open Space has area and site specific recommendations that should influence the recommendation of the Parks Commission. The plan identifies the property is not within a park search area.