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Highpointe Crossing - 2298 Inwood Ave N – Lake Elmo – Preliminary Plat Narrative <br />February 26, 2026 <br />Page 4 <br />4 <br />City roadway. <br />Following the meeting, we met with City staff and came to understand that obtaining some of those <br />exceptions would likely be challenging and time consuming. As a result, we reevaluated the project and <br />shifted our focus to using the City’s existing Residential Estate zoning district. <br />The Residential Estate district is one of the two zoning districts identified in the Comprehensive Plan <br />that were later combined into the Rural Single Family land use category that guides this property. This <br />zoning district was also used for the two adjacent developments and aligns with what both the Planning <br />Commission and neighboring residents have indicated is their preferred development pattern. <br />While it appears that Residential Estate zoning has not been used since 2007-9, it remains an adopted <br />zoning district and provides a clear and predictable framework for moving forward. <br />Unlike the earlier OP-PUD plan, we proactively identified suitable septic locations on each lot and <br />submitted them to the County for approval. That approval letter is attached in Exhibit B. <br />Our proposal still requires some minor zoning flexibilities. Most of these flexibilities or exceptions were <br />reviewed with the concept plan review by the City Council at their February 18, 2026, City Council <br />Meeting. These are also reviewed later in this narrative. <br />F – Preliminary Plat Data <br />1.Basic Facts <br />a.Acres <br />i.Gross Acres 78.24 <br />ii.ROW (Interior)5.13 <br />iii.ROW (Inwood)2.23 <br />iv.Lotted Area 64 .70 <br />v.Ponding Outlots 6.18 <br />b.18 Lots (including one lot with existing homestead) <br />c.Gross Density - 0.23 units/acre <br />d.Average Density – 78/18 = 4.34 acres/unit (exceeds the 3.3 acres/unit required by <br />Residential Estate)